- Start with the summary, then go straight to the major defects and safety hazards.
- A major defect has to be fixed to avoid unsafe conditions, loss of use or further deterioration.
- Minor defects are a maintenance list. Every home has them, including new ones.
- Read the limitations. They tell you which areas couldn’t be inspected.
- Take the phone call. We ring you after every report to explain it in plain English.
“A long list of minor defects doesn’t mean it’s a bad house. It means the inspector was thorough.”
Russell McCarthy, Registered Builder & Lead Building Inspector
Short answer: start with the summary, then go straight to the major defects and safety hazards. Those are the items that affect your purchase. Read the minor defects as a maintenance list, not a reason to panic. Then check the limitations section, so you know which areas couldn’t be inspected. Last, read the timber pest section for termite activity, damage and conducive conditions. If anything isn’t clear, ring the inspector. That phone call is part of what you paid for.
G’day, Russell here, registered builder (BP104751) at WA Building Inspections. A good report runs to a lot of pages and a lot of photos. Here’s how to read one without getting lost.
| Section | What it tells you | What to do |
|---|---|---|
| Summary | How the home compares with others of a similar age and type | Read it first |
| Major defects | Defects that have to be fixed | Act on these before your deadline |
| Safety hazards | Anything that could seriously hurt someone | Fix first, even if it’s cheap |
| Minor defects | Wear, tear and maintenance items | Use as your maintenance list |
| Limitations | Areas that couldn’t be inspected | Ask for access if it matters |
| Timber pest section | Termite activity, damage and conducive conditions | Follow the recommendations |
1. Start with the summary
The summary tells you how the home stacks up against others of a similar age and type, and whether we found major defects. Read it first. It tells you which sections to spend your time on.
2. Go to the major defects
Our reports use the definitions in Australian Standard AS 4349.1. A major defect is one that’s bad enough that it has to be fixed to avoid unsafe conditions, loss of use or further deterioration.
A structural defect is a fault in a part of the building that carries load, like the roof frame, walls or footings. This is the category your building inspection condition usually turns on.
For each major defect, look at three things: where it is, the photo, and what the report says to do next.
3. Check the safety hazards
A safety hazard is anything that could seriously hurt someone now or soon. Think missing smoke alarms, loose balustrades or trip hazards. Some are cheap to fix. They still go to the top of your list.
4. Read the minor defects as a to-do list
A minor defect is any defect that isn’t a major one. Cracked grout, a sticking door and worn sealant all land here. Every home has them, including new ones.
A long list of minor defects doesn’t mean it’s a bad house. It means the inspector was thorough. Look for patterns instead. Ten small moisture items in one bathroom tell you more than ten unrelated ones spread through the house.
“Ten small moisture items in one bathroom tell you more than ten unrelated ones spread through the house.”
Russell McCarthy
5. Don’t skip the limitations
Every report lists what couldn’t be inspected and why: a locked room, a roof space with no access, furniture against a wall, stored goods in a garage. A building inspection is visual and non-invasive, so we can’t see inside walls or under fixed floor coverings.
If an important area wasn’t accessible, ask the agent to arrange access and get it looked at before your deadline.
6. Read the timber pest section
If you booked a building and pest inspection, the pest section covers four things:
- Live termite activity.
- Past termite damage.
- Conducive conditions, which are the things that attract termites, like moisture and timber touching the ground.
- Evidence of a previous treatment or a termite management system.
Conducive conditions aren’t damage. They’re a warning. Most are cheap to fix.
What a building inspection report won’t tell you
It won’t give you repair costs. For that, get a qualified trade to quote. It doesn’t test electrical wiring, gas or plumbing compliance, and it isn’t a pass or fail. The report tells you the condition of the home. What you do about it is your call.
What to do after you’ve read it
- Take the phone call. We ring you after every report to go through it in plain English.
- If there’s a major structural defect, talk to your settlement agent straight away about your building inspection condition. The deadlines are short.
- Get quotes on the big items.
- Use the report to negotiate. A report with photos gives you something solid to take to the seller.
Want to see one? Have a look at our sample report.
Frequently asked questions
What is a major defect in a building inspection report?
Under Australian Standard AS 4349.1, a major defect is a defect serious enough that it has to be fixed to avoid unsafe conditions, loss of use or further deterioration of the property.
What is the difference between a major defect and a minor defect?
A major defect needs fixing to avoid unsafe conditions, loss of use or further deterioration. A minor defect is any defect that isn’t major, such as cracked grout or a sticking door.
Does a building inspection report say pass or fail?
No. A building inspection report describes the condition of the home and lists the defects found. It doesn’t pass or fail the property.
Does a building inspection report include repair costs?
No. The report identifies and explains defects but doesn’t include repair quotes. Get a qualified trade to quote on any repairs.
What should I do if the report finds a major structural defect?
Talk to your settlement agent straight away. If your offer includes a building inspection condition, you have to give written notice within the timeframe it sets.
Is it normal for a building inspection report to list a lot of defects?
Yes. Every home has minor defects, including new ones. The number of items matters less than whether any of them are major defects or safety hazards.
Related Reading
- What does a building and pest inspection cover?
- Building inspection clause in WA: can you pull out?
- What to expect during a building inspection in Perth
Written by Russell McCarthy, Registered Builder (BP104751) and Lead Building Inspector at WA Building Inspections Perth.