- Yes, for almost every home purchase. It costs a tiny fraction of the purchase price.
- It finds what a home open can’t show you: structural movement, roof problems, leaking showers and termites.
- It gives you leverage. Use the report to negotiate the price, repairs or a credit at settlement.
- It can give you a way out, if your offer includes a building inspection condition and the report finds a major structural defect.
- The one time to skip it: you’re buying for the land and the house is coming down.
“I’ve never had a buyer tell me they wished they hadn’t booked the inspection. I’ve had plenty tell me they wished they had.”
Russell McCarthy, Registered Builder & Lead Building Inspector
Short answer: yes, for almost every home purchase. A building and pest inspection costs a tiny fraction of the purchase price, and it does three jobs. It finds defects you can’t see at a home open. It gives you grounds to renegotiate, or to walk away if your contract has a building inspection condition. And it tells you what maintenance is coming. The one time I’d say skip it is when you’re buying purely for the land and the house is being knocked down.
G’day, Russell here, registered builder (BP104751) at WA Building Inspections. I get asked this a lot, usually by buyers who’ve already stretched the budget to get the house. Here’s my honest take.
| Your situation | Worth it? | Why |
|---|---|---|
| Buying an established home | Yes | Finds structural, roof, wet area and termite problems before you’re locked in. |
| Buying a newer home | Yes | Newer homes have defects too: waterproofing, roof plumbing and finishes. |
| Buying a unit, villa or townhouse | Yes | Checks the unit itself. Read the strata records as well. |
| Building a new home | Different inspection | You need stage inspections and a practical completion inspection. |
| Buying for land value, house coming down | Usually not | The condition of the house doesn’t change your decision. |
| Selling | Often | A pre-sale inspection shows what the buyer’s inspector will find. |
What does a building inspection actually find?
The things you won’t spot in a 20 minute home open:
- Structural movement: cracking in load-bearing walls, sagging roof frames and floors out of level.
- Roof problems: cracked tiles, rusted sheeting, failed flashings and leaks into the roof space.
- Wet area failures: leaking showers and water damage hiding behind the tiles.
- Termites and timber decay, plus the conditions that attract them.
- Dodgy renovations: patios, extensions and DIY work that was never done properly.
- Safety hazards, such as missing smoke alarms.
How does it pay for itself?
Three ways.
Negotiation. A clear report with photos gives you something solid to take back to the seller. You can ask for a lower price, repairs before settlement or a credit at settlement.
A way out. If your offer includes the condition and the report finds a major structural defect, the seller either fixes it or you may be able to terminate. Without an inspection, the condition is no use to you.
No surprises. Even when the house is sound, you find out what needs attention now and what to keep an eye on. That’s your maintenance list for the first few years.
“A report with photos gives you something solid to take back to the seller.”
Russell McCarthy
When is a building inspection not worth it?
I’ll be straight with you. If you’re buying a block for the land and the house is coming down, an inspection of that house won’t tell you much you need to know. That’s about the only case.
If you’re building a new home, a pre-purchase inspection isn’t the right one either. You want construction stage inspections during the build and a practical completion inspection before handover.
Is it worth it on a newer home or a unit?
Yes. Newer homes have defects too, they’re just different ones: poor waterproofing, roof plumbing mistakes and finishing shortcuts. Don’t assume a home is free of defects just because it’s only a few years old.
On a unit, villa or townhouse we inspect the unit itself. Read the strata records alongside the report, because shared roofs and common property are where the big bills come from.
What makes an inspection worth the money?
Not all inspections are equal. Whoever you book, check you’re getting these five things:
- A registered builder doing the inspection. Ask for the registration number.
- Building and pest together, not just a building check.
- Photos of every defect, not a tick-box list.
- A report within 24 hours, so you can act inside your contract’s deadline.
- Someone who’ll pick up the phone and explain it in plain English.
Have a look at our sample report to see what that looks like.
Selling? A pre-sale building inspection does the same job in reverse. It shows you what the buyer’s inspector will find before they find it.
Frequently asked questions
Is a building inspection worth it in WA?
Yes, for almost every purchase. It finds defects you can’t see at a home open, gives you leverage to renegotiate, and lets you use a building inspection condition if the report finds a major structural defect.
Is a building inspection legally required in WA?
No. It isn’t legally required, but Consumer Protection WA recommends making your offer subject to one.
Should I get a building inspection on a newer house?
Yes. Newer homes commonly have waterproofing, roof plumbing and finishing defects, and termites can attack them too.
Can a building inspection save me money?
Often, yes. Buyers use the report to negotiate a lower price, repairs before settlement or a credit at settlement. The seller doesn’t have to agree, but a report with photos is hard to argue with.
What happens if I skip the building inspection?
You buy the home in the condition it’s in. Defects found after settlement are generally your cost to fix, and without an inspection you can’t use them to renegotiate or pull out.
Related Reading
- Do I need a building inspection in WA?
- Can you negotiate after a building and pest inspection?
- How much does a building inspection cost in Perth?
Written by Russell McCarthy, Registered Builder (BP104751) and Lead Building Inspector at WA Building Inspections Perth.