Receiving a building inspection report can feel overwhelming, particularly when it contains dozens of photographs, defect classifications, maintenance recommendations and comments about areas that require further investigation.
The important thing to understand is that a building inspection report isn’t simply a pass or fail assessment of a property.
It provides a snapshot of the visible condition of the building at the time of inspection, identifies defects and concerns observed in accessible areas, and helps you understand which findings may require further attention.
If you’re buying a property in Melbourne, knowing how to read a building inspection report can help you separate routine maintenance items from more significant concerns and understand what you may need to investigate before proceeding with the purchase.
What Is Included in a Building Inspection Report?
A building inspection report documents the inspector’s observations of the visible and safely accessible areas of a property.
Depending on the property and the scope of the inspection, this may include areas such as:
- Building exterior
- Interior rooms
- Roof exterior
- Roof space
- Subfloor
- Wet areas
- Windows and doors
- Floors, walls and ceilings
- External structures
- Drainage and moisture-related observations
- Accessible structural components
The report may contain photographs alongside written observations so you can see where particular defects or concerns were identified.
It should also document areas that couldn’t be inspected or where access was restricted.
How to Read a Building Inspection Report
Don’t simply count how many defects appear in the report.
A property with 25 minor maintenance items may present a very different situation from one with only a few findings but a significant structural, moisture or safety concern.
Instead, read the report in stages.
Start by looking for:
- Major defects or safety concerns
- Defective items
- Recommendations for further investigation
- Evidence of moisture or water ingress
- Areas that couldn’t be inspected
- General maintenance and monitoring items
Then read the inspector’s comments and photographs associated with each finding.
The context of the defect is often more important than the number of defects listed.
Understanding Elevate’s Building Inspection Report Classifications
Elevate Building Inspections uses classifications within its reports to help make individual findings easier to understand.
These include:
OK — Serviceable
The inspected item was considered serviceable based on its visible condition at the time of inspection.
This doesn’t necessarily mean the component is new or perfect. It means a significant defect wasn’t identified from the visual inspection of that particular item.
MM — Maintenance / Monitor
These are items that may require maintenance or should be monitored.
Established homes commonly contain maintenance issues.
Examples could include deteriorated sealants, minor cracking, weathered finishes, grout deterioration or other items associated with the ongoing upkeep of a property.
These findings shouldn’t necessarily be treated the same way as a significant building defect, but they’re useful when considering the overall condition and future maintenance requirements of a home.
DEF — Defective
A defective classification identifies an item that wasn’t considered to be performing as intended or where a defect was visible.
The significance and required response will depend on the individual finding.
Read the inspector’s comments rather than relying on the classification alone.
MD / SI — Major Defect / Safety Concern
These findings warrant particular attention.
A major defect may relate to a significant issue affecting a building element, while a safety concern identifies a condition that may pose a safety risk.
Seeing this classification doesn’t automatically mean the entire property is structurally unsound.
You need to look at what was identified, where it was identified and what the inspector recommends next.
For a deeper explanation, read What Does “Major Defect” Mean on a Building Inspection Report?.
You can also compare the classifications in our Major Defect vs Minor Defect guide.
NI — Not Inspected
This means the particular area or component wasn’t inspected.
The report should provide context about access restrictions or other limitations where relevant.
NP — Not Present
This indicates that the particular item or building component wasn’t present at the property.
Pay Particular Attention to Major Defects
When reading your building inspection report, major defects will naturally attract the most attention.
But don’t panic simply because the term appears.
Instead, ask:
What has actually been observed?
The inspector may have identified cracking, structural movement, deterioration, moisture damage, water ingress or another significant issue.
Where is it located?
The location and building element involved can substantially affect the significance of a finding.
Is the cause known?
A visual building inspection can identify evidence of a problem without necessarily being able to determine its concealed cause.
Has further investigation been recommended?
If so, look at which type of appropriately qualified professional the inspector recommends.
The classification is essentially directing your attention towards the finding. The accompanying comments provide the information you need to understand it.
What Does “Further Investigation Recommended” Mean?
This is another phrase buyers can find concerning.
However, it doesn’t necessarily mean the inspector has discovered a catastrophic problem.
Building inspections are generally visual and non-invasive.
An inspector can’t remove walls, lift fixed flooring, dismantle cabinetry or open concealed building components simply to determine what’s happening behind them.
For example, an inspection might identify evidence of an active leak and damp building materials beneath a kitchen.
The inspector can document what is visible, but determining the precise source of a concealed plumbing leak may require a licensed plumber.
Similarly, significant cracking may be visible, but determining the engineering cause of structural movement could require a structural engineer.
Depending on the finding, further investigation may be recommended by an appropriately qualified:
- Plumber
- Electrician
- Structural engineer
- Builder
- Roofer
- Drainage contractor
- Waterproofing specialist
- Timber pest professional
- Other relevant specialist
Where further investigation is recommended, consider completing it before making significant decisions about the property where your contract and circumstances allow.
Understanding Moisture and Water Damage Findings
Moisture deserves particular attention when reviewing a building inspection report because visible damage doesn’t always show the full extent or source of a problem.
For example, an inspector may observe damaged flooring inside a kitchen.
When the accessible subfloor is inspected, there may also be evidence of damp framing or an active leak beneath the same area.
Looking at the findings together provides much more context than considering the damaged flooring by itself.
Moisture-related observations may include:
- Water staining
- Elevated moisture readings
- Damp timber
- Active plumbing leaks
- Deteriorated building materials
- Water ingress
- Roof leaks
- Failed or deteriorated sealants
- Poor surface drainage
- Evidence of previous moisture exposure
The next step depends on what has been observed and whether the source can be identified during the inspection.
If you’re buying an established property, see Signs of Water Damage to Look for When Buying a House.
Roof Findings Need to Be Read in Context
Roof defects can range from relatively straightforward maintenance requirements to issues that warrant more urgent investigation.
An inspection may identify items such as:
- Debris accumulation
- Corrosion or rust
- Deteriorated roofing components
- Damaged or displaced materials
- Gutter debris
- Flashing concerns
- Evidence of water ingress
- Staining around eaves or ceilings
One observation can sometimes provide context for another.
For example, evidence of staining to an external eave may be relevant when the report also identifies deterioration or water-management concerns above that area.
This is why it’s worth reading the entire report rather than individual findings in isolation.
Minor Defects and Maintenance Items Still Matter
It’s easy to focus entirely on major defects and ignore everything else.
However, maintenance items help you understand how well the property has been maintained and what expenses may arise after purchase.
A report may identify issues such as:
- Deteriorated caulking
- Grout requiring maintenance
- Minor cracking
- Weathered finishes
- Loose fittings
- Minor deterioration
- Debris requiring removal
- General maintenance requirements
One minor maintenance item probably won’t change how you view a property.
A large pattern of deferred maintenance, however, may be relevant when considering the property’s overall condition.
What Do Access Limitations Mean?
One of the most important sections of a building inspection report is also one buyers can easily overlook: inspection limitations.
A building inspector can only inspect areas that are safely and reasonably accessible.
Access can be restricted by:
- Furniture and stored belongings
- Fixed cabinetry
- Floor coverings
- Insulation
- Low roof clearance
- Low subfloor clearance
- Locked areas
- Vegetation
- Unsafe conditions
- Finished wall and ceiling linings
- Other physical obstructions
An inaccessible area shouldn’t be interpreted as being defect-free.
It means the inspector wasn’t able to adequately inspect that area at the time.
If a potentially important area couldn’t be accessed, consider whether further investigation is appropriate.
What About Surface Drainage?
Drainage observations can also appear in inspection reports.
Water should generally be managed so that it doesn’t create conditions likely to adversely affect the building.
However, assessing the complete performance of underground stormwater and drainage systems can fall outside what can be determined through a standard visual building inspection.
The inspector may be able to identify visible issues such as poor surface falls, ponding or evidence of moisture around the building without being able to inspect the entire concealed drainage system.
Where there are concerns, further investigation may be recommended.
What About Timber Pest Findings?
A standard building inspection and a timber pest inspection aren’t necessarily the same service.
If you’ve arranged a combined Building and Pest Inspection, the property can also be assessed for accessible evidence of timber pests and conditions that may increase the risk of timber pest activity.
This can be particularly relevant where moisture is present.
Damp or deteriorated timber shouldn’t automatically be assumed to be termite damage. The cause needs to be properly assessed.
Look at the Photographs, Not Just the Summary
A good inspection report should help you understand where defects were found.
Photographs are particularly useful because they provide context around individual observations.
When reviewing a finding, look at:
The photograph — Where is the issue and what does it look like?
The classification — How has the finding been categorised?
The written observation — What did the inspector actually identify?
The recommendation — Is maintenance, repair, monitoring or further investigation recommended?
Taken together, these provide a much clearer picture than simply scanning the report for words such as “major” or “defective”.
A Building Inspection Report Isn’t a Repair Quote
Another important distinction is that a building inspection report identifies visible defects and observations.
It isn’t necessarily a detailed scope of works or quotation for rectification.
If a significant defect is identified, you may need to obtain additional advice or quotations from appropriate trades or specialists to understand:
- The cause
- The extent of the problem
- The required repair
- The likely cost
- Whether surrounding areas are affected
This can be particularly valuable before purchasing where significant work may be required.
Does a Building Inspection Report Tell You Whether to Buy?
No.
A building inspection isn’t intended to tell you whether you should or shouldn’t purchase a property.
Instead, it gives you more information about the condition of the building.
Two buyers can receive exactly the same report and make different decisions.
Someone planning a substantial renovation may be comfortable taking on defects that another buyer would prefer to avoid.
Use the report alongside:
- Specialist assessments where required
- Repair estimates
- Your renovation plans
- Your budget
- Your conveyancer or legal practitioner’s advice
- The conditions and timing of your contract
The goal is to make your decision with a clearer understanding of the property.
What Should You Do After Reading Your Building Inspection Report?
Once you’ve reviewed the report:
Read the Significant Findings Again
Return to major defects, safety concerns, defective items and recommendations for further investigation.
Speak to Your Inspector
If something isn’t clear, ask the inspector to explain what they observed.
This can be particularly helpful when several findings relate to the same underlying issue.
Arrange Further Investigation Where Recommended
Don’t assume what a concealed problem will cost to rectify.
Where appropriate, have the relevant specialist assess it.
Speak With Your Conveyancer
If the inspection has identified significant issues and you’re considering your options regarding the purchase, seek advice from your conveyancer or legal practitioner.
Your contractual options depend on your individual circumstances and contract.
Consider the Findings Together
Finally, look at the property as a whole.
A combination of moisture, poor drainage, timber deterioration and water staining may tell you more than any one of those observations viewed independently.
See What an Elevate Building Inspection Report Looks Like
You don’t have to wait until you’ve booked an inspection to see the type of report you’ll receive.
Elevate Building Inspections provides a Sample Building Inspection Report so you can see how findings, photographs, classifications and recommendations are presented.
Rather than receiving a basic PDF containing a list of defects, Elevate uses a detailed digital inspection report that makes it easier to move through different areas of the property and understand individual findings.
View the Live Sample Building Inspection Report →
Building Inspection Reports Explained: The Main Things to Remember
When you’re reading a building inspection report, don’t judge the property by the total number of defects.
Focus on what the findings actually mean.
Pay particular attention to:
- Major defects and safety concerns
- Defective building elements
- Moisture and water ingress
- Recommendations for further investigation
- Areas that couldn’t be inspected
- Patterns between related defects
- General maintenance requirements
Most importantly, read the inspector’s comments and recommendations alongside the classifications.
A building inspection report is most valuable when it helps you understand the condition of the property — not when it’s treated as a simple pass-or-fail checklist.
Book a Building Inspection in Melbourne
Buying a property is a significant decision. A detailed inspection can help you understand visible defects and areas of concern before you commit.
Elevate Building Inspections provides Pre-Purchase Building Inspections in Melbourne with detailed digital reporting, photographs and clearly classified findings.
You can review the findings online and see the areas of the property where defects and maintenance items were identified.
For additional timber pest assessment, you can also book a combined Building and Pest Inspection.
Book your Melbourne building inspection with Elevate Building Inspections.
