WA Building Inspections Annexures

Annexure A

Clarification on Compliance Checks, Building Regulations, and Permit-Related Matters in Pre-Purchase Inspections (in Accordance with AS 4349.1-2007)

WA Building Inspections conducts pre-purchase building inspections in accordance with Australian Standard AS 4349.1-2007 (Inspection of buildings – Part 1: Pre-purchase inspections – Residential buildings). This Standard sets out the minimum requirements for a visual, non-invasive assessment of the condition of accessible building elements to identify major defects, minor defects, and safety hazards at the time of inspection only.

Importantly, pre-purchase inspections under this Standard are not intended, designed, or equipped to serve as:

  • A full compliance audit or certification of the property against the National Construction Code (NCC) (including the former Building Code of Australia – BCA), other Australian Standards, or any current or historical building regulations.
  • An assessment of whether the building complies (or ever complied) with council requirements, local laws, building permits, development approvals, occupancy certificates, or planning approvals.
  • An identification of unauthorized building work, non-compliant installations, or deviations from regulatory standards applicable at the time of original construction, alterations, or the present day.

Key reasons and limitations include:

  • The purpose of the inspection is to provide advice on the observed condition and performance of the property (per Clause 1.1 and the definitions of defects in AS 4349.1-2007), compared to a building of similar age, type, and construction in reasonable condition—not to verify regulatory or code compliance.
  • AS 4349.1-2007 explicitly states in its preface and limitations (Clause 1.2) that it “does not include compliance with building regulations” and that a report prepared under the Standard “is not a certificate of compliance of the property within the requirements of any Act, regulation, ordinance, local law or by-law.”
  • The inspection is visual only, limited to safe and reasonably accessible areas (per Appendix C for elements inspected and Appendix D for exclusions), and does not involve document reviews (e.g., building plans, permits, or council records), invasive testing, or specialist compliance verification.
  • Matters such as building permit compliance, council approvals, fire safety provisions, energy efficiency requirements, accessibility standards, or adherence to specific Australian Standards (beyond basic visual condition assessment) fall outside the defined scope.

Where visible evidence suggests a potential issue that may relate to non-compliance (e.g., obvious unauthorized work or significant safety concerns), it may be noted as a defect or recommendation for further specialist advice. However, this does not constitute a formal compliance check, and absence of comment does not imply compliance.

Annexure B

Omission of fixings – WA Building Inspections position:

WA Building Inspections notes that industry practice sometimes involves reporting the absence of visible roof framing fixings, such as tie-downs, spacer blocks, rafter-to-underpurlin grips (e.g., triple grips), and strut-to-underpurlin straps, as omissions under Appendix F of AS 4349.1-2007. These items are frequently described by other inspectors or practitioners as major structural defects or safety hazards.

However, the following limitations and provisions apply:

  • Appendix D, item (r) of AS 4349.1-2007 explicitly excludes concealed tie-downs and bracing from the scope of inspection and reporting.
  • Roof space access is often constrained by low clearance, physical obstructions (e.g., insulation, ducting, stored items), and safety considerations (e.g., risk of falls, fragile ceilings, or structural instability). These factors significantly limit the inspector’s ability to fully assess tie-downs, associated fixings, and related components.

A structural defect as defined in AS4349 is: 

1.4.14 Structural defect: Fault or deviation from the intended structural performance of a building element (A).

  • 1.4.4 Building element: Portion of a building that, by itself or in combination with other such parts, fulfils a characteristic function.

(i) Where WA Building Inspections forms the professional view, based on visible evidence and reasonable assessment within the scope of inspection, that the omission of fixings constitutes a fault or deviation from the intended structural performance of a building element, the defect will be classified as a Structural Defect in accordance with AS 4349.1-2007.

(ii) If, in addition, the defect is of sufficient magnitude that rectification is required to avoid unsafe conditions, loss of utility, or further deterioration of the property, it will also be classified as a Major Defect 

A major defect as designed in AS4349 is:

1.4.10 Major defect: A defect of sufficient magnitude where rectification has to be carried out in order to avoid unsafe conditions, loss of utility or further deterioration of the property. 

IMPORTANT: 

Absent evidence of deterioration, loss of performance, faults, or deviations from the intended structural performance of the building element(s), the omission of fixings will not automatically be classified as a major defect or structural defect during pre-purchase inspection services – And the customer understands this.

Final classification rests with the attending inspector, based on the observed condition, performance, and overall state of the dwelling at the time of inspection and the independent merits presented on the inspection day to the inspector.

WA Building Inspections aims to deliver accurate, consistent, and evidence-based reporting in accordance with AS 4349.1-2007. Industry opinions and practices vary on the classification of omitted fixings and differing conclusions may arise in subsequent inspections by others. 

Annexure C

Additional Clarification on Defect Classification and Deterioration (in Accordance with AS 4349.1-2007)

For the purposes of inspections conducted by WA Building Inspections, “deterioration over time” refers to the progressive worsening of a building element’s condition, observable as material breakdown, distortion, water penetration, or other faults (as described in Appendix F of AS 4349.1-2007), that deviates from the expected performance of a similar-aged building under normal maintenance and environmental conditions.

  • Expected Deterioration Over Building Lifespan: In assessing defects, WA Building Inspections considers the typical useful life of some building elements (e.g., 30-40 years for structural timber framing, 20-30 years for roofing materials, subject to site-specific factors). Gradual deterioration consistent with age, wear, and environmental exposure (e.g., minor surface corrosion over 10 years) is not automatically classified as a defect unless it evidences a fault or deviation impacting structural performance or safety.
  • Speed of Deterioration and Short-Term Progression: Where deterioration is alleged to occur over a short period (defined as less than 12 months between inspections), it must be evidenced by measurable changes, such as:
    • Increase in crack width or length (e.g., ≥2 mm growth),
    • Settlement or movement (e.g., ≥5 mm differential displacement), or
    • Expansion of damage area (e.g., ≥20% increase in affected surface), documented across at least two separate inspections conducted under comparable conditions. This will result in speed of damage calculations.
  • Such progression must reach a level of severity where, in the professional opinion of the attending inspector, it constitutes a fault or deviation from intended structural performance (per the definition of “structural defect” in AS 4349.1-2007). Absent this threshold and inspector agreement, the item will not be classified as a major defect or structural defect.

Material Deterioration (Including Corrosion and Rusting)

All building materials are subject to natural deterioration over time, including corrosion, rusting, weathering, decay, bowing/deflection in slabs or decks or supporting members, or gradual material breakdown, particularly in exposed elements such as steel lintels, beams, fixings, roofing, and galvanised components. Such deterioration is compared to buildings of similar age, type, construction, and environmental exposure that have received reasonable maintenance.

  • Expected/Normal Deterioration: Surface rust, light corrosion, minor pitting, or cosmetic weathering on steel elements, timber creep (e.g., lintels over windows/doors/garages and timber framing components) is common and does not automatically constitute a fault or deviation from intended performance. It is typically classified as a minor defect or maintenance recommendation unless accompanied by evidence of:
    • Significant material loss or section reduction impacting load-bearing capacity,
    • Cracking, spalling, or distortion in surrounding masonry/brickwork due to rust expansion,
    • Visible deflection, instability, or loss of support, or
    • Conditions creating an immediate unsafe risk or rapid further deterioration.
  • Absent the above indicators, timber creep, rusting or corrosion alone will not be classified as a structural defect or major defect during pre-purchase inspections. Instead, it may be noted as requiring ongoing maintenance (e.g., protective coating, cleaning, or monitoring) to extend service life in line with expected durability for the element and site conditions.

Annexure D

Clarification on Moisture Detection and Water Penetration in Pre-Purchase Inspections (in Accordance with AS 4349.1-2007)

WA Building Inspections conducts pre-purchase building inspections in accordance with Australian Standard AS 4349.1-2007, which requires a visual, non-invasive assessment of accessible building elements at the time of inspection. This standard does not mandate invasive testing, destructive probing, or simulation of weather conditions.

Moisture ingress, water penetration, leaks, or dampness (including from roofs, flashings, gutters, downpipes, walls, subfloors, waste plumbing, pressured plumbing or wet areas) can be intermittent and weather-dependent. Such issues may only become apparent or detectable during or immediately after periods of prolonged or heavy rainfall, wind-driven rain, or sustained wet weather, conditions that are often not present on the day of a pre-purchase inspection, the customer understands this.

Key limitations and provisions include:

  • No wet testing or simulation: WA Building Inspections does not perform wet testing of roofs (e.g., hose testing, flood testing, or any form of water application to simulate rain). This is outside the scope of AS 4349.1-2007 pre-purchase inspections, which are limited to visual appraisal and non-invasive methods (such as moisture meters where appropriate and safe access allows).
  • Weather-dependent defects: Evidence of moisture penetration, leaks, or dampness may not be visible, measurable, or reportable if the property has not experienced recent significant rain. For example:
    • Roof leaks around flashings, penetrations, valleys, or ridge capping may only manifest during rain events.
    • Internal damp patches, staining, or mould growth may be absent in dry conditions.
    • Subfloor or wall dampness from surface water or poor drainage may not be evident without prior wet weather.
  • Exclusions under the Standard: Appendix D of AS 4349.1-2007 excludes inspection of the adequacy of roof drainage as installed, concealed plumbing, and certain concealed elements. The inspection does not guarantee the building is watertight now or in the future, nor does it predict performance under varying weather conditions.
  • Classification of moisture-related issues: Where visible evidence of moisture (e.g., staining, efflorescence, rot, mould, or active damp readings) is present at the time of inspection, it will be reported and assessed for severity based on observed condition and performance. Absent such evidence, moisture ingress will not automatically be classified as a major defect or structural defect. Final classification rests with the attending inspector, based on visible/accessible indicators and comparison to buildings of similar age and type in reasonable condition.

WA Building Inspections recommends that clients:

  • Consider the prevailing and recent weather conditions when interpreting the report.
  • Arrange for observation during rain (if possible) or engage a specialist roofer/plumber for targeted testing if concerned about watertightness.
  • Note that Perth’s Mediterranean climate, with dry summers and wet winters, can mean seasonal variations in moisture performance