Buying your first home is both exciting and overwhelming, especially in Melbourne’s fast-paced market. One of the most important steps you can take to protect your investment is to arrange a thorough building inspection before you sign the contract. This guide provides practical building inspection tips for first time home buyers, covering everything from booking your inspection to interpreting the report and negotiating with confidence.
Why Building Inspections Matter for First Home Buyers in Melbourne
Melbourne’s property market is highly competitive, with homes selling at auction or after just one or two open inspections. As a first home buyer, you may be tempted to skip the inspection or assume everything is in order, especially if the property looks newly renovated or well maintained.
However, many common property defects are invisible to the untrained eye and can cost thousands to fix after settlement. A professional building inspection can uncover issues such as:
- Hidden water leaks or rising damp
- Roof or gutter problems
- Structural cracks or subsidence
- Electrical and plumbing issues
- Termite or pest activity
- Unapproved renovations or compliance problems
By getting an independent building inspection, you gain the confidence to move forward or the knowledge needed to negotiate repairs or a price reduction.
The Building Inspection Process: Step by Step
1. Book Early
As soon as you are serious about a property, book your inspection ideally before signing a contract or bidding at auction. In Melbourne, most contracts can include a “subject to building inspection” clause for your protection.
2. Choose an Independent, Local Inspector
Look for an inspector who:
- Is fully licensed and insured in Victoria
- Has strong experience with Melbourne homes, including heritage, brick, weatherboard, and new builds
- Provides digital reports with clear photos and summary tables
- Is independent from real estate agents and sellers
3. Attend the Inspection (If Possible)
Being present allows you to see defects firsthand, ask questions, and better understand the property’s true condition. Many inspectors will walk you through the findings on the spot.
4. Review the Report Carefully
A quality inspection report will include:
- An executive summary of major defects and safety risks
- Detailed findings for each room and area (interior, exterior, roof, subfloor, wet areas)
- Photographs of all defects
- Easy-to-understand explanations and recommendations for next steps
5. Ask Questions
If anything in the report is unclear, contact your inspector for clarification. Good inspectors are happy to explain technical terms and practical implications.
6. Use the Report for Negotiation
Major defects or urgent repairs can be used as leverage to negotiate a lower price, request the seller fix issues before settlement, or even withdraw from the sale if the contract allows.
Home Inspection Checklist for First Time Buyers
Before the Inspection:
- Confirm inspection access with your agent
- Make a list of any visible issues or concerns (e.g., musty smell, cracks, slow drains)
- Prepare a list of questions for the inspector (such as, “Is this crack a sign of movement?”)
During the Inspection:
- Check if all lights, taps, and appliances work
- Look for signs of water damage in ceilings, walls, and under sinks
- Test windows and doors for smooth operation
- Inspect the roof from the street for missing tiles or sagging
- Walk around the property boundary for drainage, fence, or retaining wall issues
After the Inspection:
- Read the report in full
- Prioritise major and safety issues over cosmetic concerns
- Discuss findings with your mortgage broker or conveyancer if you are unsure about legal or financial implications
- Get quotes for any major repairs as soon as possible
Common Building Defects First Home Buyers Miss
- Leaking showers or wet areas: Can lead to hidden mould and rot.
- Roof leaks and blocked gutters: Often missed in good weather or staged homes.
- Cracks in brickwork or plaster: May indicate structural movement or subsidence.
- Electrical safety issues: Old fuse boxes, lack of safety switches, exposed wiring.
- Rising damp or musty smells: Especially in period homes in inner Melbourne suburbs.
- Termite activity: Not always visible without professional tools.
- Unapproved renovations: Can lead to compliance problems and impact future resale.
Real Melbourne Case Study
A first home buyer in Preston booked a building and pest inspection for a recently renovated weatherboard house. The inspection uncovered:
- Leaking plumbing in the subfloor, which had caused timber rot
- An unapproved deck extension with safety hazards
- Incomplete roof insulation, which would have raised energy costs
Armed with the report, the buyer negotiated a $10,000 reduction in the sale price and had the vendor fix urgent repairs before settlement.
Tips for Navigating Melbourne’s Auction and Private Sale Process
- For auctions, always arrange the inspection before auction day sales are usually unconditional.
- For private sales, insist on a “subject to building and pest inspection” clause in the contract.
- Never rely solely on a vendor-supplied inspection report; always use your own independent inspector.
If the property has been renovated, ask for compliance certificates for plumbing, electrical, and building work.
Frequently Asked Questions for First Home Buyers
No, but it is strongly recommended and expected by most lenders.
A building inspection checks the structure and condition of the home. A building and pest inspection also looks for termites and timber pests.
Expect to pay $450 to $700+ for most homes. Combined building and pest inspections usually cost $450 to $700+.
Most inspections take 1.5 to 2 hours. Reports are typically delivered within 24 hours.
You can negotiate a lower price, request repairs, or withdraw from the sale (if the contract allows).