After a pre-purchase building inspection, the inspection report is the document that brings the findings together and helps you understand the condition of the property before you buy.
A good pre-purchase inspection report should do more than provide a long list of defects. It should clearly document what was observed, show where problems were identified, distinguish significant concerns from general maintenance items and highlight areas where further investigation may be required.
At Elevate Building Inspections, our pre-purchase building inspections in Melbourne include a detailed photographic report to help you understand what was identified during the inspection and what those findings may mean for the property you’re considering.
Here’s what you can expect to find in a pre-purchase inspection report.
What Is a Pre-Purchase Building Inspection Report?
A pre-purchase building inspection report is the written record of the inspector’s findings following an assessment of the property’s visible and accessible areas.
It documents the condition of the building at the time of inspection, including significant defects, maintenance concerns, visible safety issues and areas that may require further investigation.
If you’re still at the beginning of the buying process, our guide to what a pre-purchase building inspection is explains how the overall inspection process works.
If you want to know which physical areas of the property are assessed, see what a pre-purchase building inspection includes.
What Information Is Included in the Report?
The contents of a report depend on the property and what is identified during the inspection.
A comprehensive report may include:
- details of the property inspected
- areas of the property that were assessed
- significant defects identified
- minor defects and maintenance concerns
- visible safety hazards
- moisture-related findings
- photographic evidence
- areas that could not be accessed
- recommendations for further investigation
- comments about the significance of particular findings.
The aim is to give you a structured record of the property’s condition rather than leaving you to rely on what you noticed during the open home.
1. Major Building Defects
One of the most important parts of the report is the identification of significant building defects.
Depending on the property, these may involve visible evidence of:
- substantial cracking
- building movement
- deterioration of structural elements
- significant moisture damage
- serious roofing problems
- major deterioration
- other conditions requiring further investigation.
A major defect doesn’t automatically mean you should walk away from a property.
It does mean the issue deserves closer attention before you make your final purchasing decision.
If you’re unsure about the terminology, read our guide explaining the difference between a major defect and a minor defect.
We’ve also covered the practical next steps in What Happens If a Building Inspection Finds Major Defects?.
2. Minor Defects and Maintenance Items
Not everything identified in a building inspection is a major problem.
Established homes commonly have maintenance items and minor defects associated with age, use, weather exposure and normal deterioration.
These could include issues such as:
- minor cracking
- deteriorated finishes
- damaged sealants
- weathered building materials
- minor roof maintenance
- sticking doors or windows
- localised deterioration
- maintenance requirements.
The important thing is to consider these findings collectively.
A long list of minor maintenance items may not necessarily make a property unsuitable, but it can help you understand the level of work that may be required after purchase.
For examples of the kinds of problems commonly encountered, see the top 15 common building defects found in Melbourne homes.
3. Photographs of Defects
Photographs are an important part of a useful building inspection report.
Rather than simply telling you that a problem exists, photographs help show:
- where the issue is located
- what the inspector observed
- the extent of visible deterioration
- the condition of the relevant building element.
This can be particularly useful when the defect is in an area you wouldn’t normally see during an open home, such as the roof space or subfloor.
Photographic reporting also gives you something tangible to refer back to when discussing findings with your conveyancer, tradesperson or another specialist.
4. Structural Concerns
Where visible signs of possible structural issues are identified, these should be documented in the report.
Examples can include:
- significant cracking
- uneven or distorted building elements
- movement
- settlement
- separation between materials
- deterioration affecting structural components.
Not every crack indicates serious structural damage, which is why the context of the finding matters.
The inspector may recommend further specialist investigation where the nature or extent of a concern falls outside the scope of a standard building inspection.
Our guide to structural issues buyers can miss at open homes explains some of the warning signs worth understanding when inspecting a property.
5. Moisture-Related Findings
Moisture can be one of the more significant findings in a pre-purchase inspection report because the visible symptom isn’t always the underlying problem.
For example, moisture may be associated with:
- roof leaks
- failed sealants
- wet areas
- plumbing leaks
- drainage problems
- subfloor dampness
- water entering around windows or doors
- deterioration of external building materials.
Elevate uses non-destructive moisture meters and thermal imaging during pre-purchase inspections to assist with identifying areas that may require closer investigation.
If you’re currently inspecting properties, read our guide to signs of water damage to look for when buying a house.
6. Roofing Findings
Roof defects may not be visible to a buyer standing at ground level, but they can have a significant effect on the condition of the home.
Where accessible, the inspection report may document issues involving:
- damaged roofing materials
- deteriorated flashing
- roof leaks
- corrosion
- defective previous repairs
- deterioration
- evidence of water entry.
If evidence of moisture is found internally, the roof may also form part of the investigation into where that moisture is originating.
7. Subfloor Findings
Where a home has an accessible subfloor, the report may include observations about its condition.
Issues can include:
- excessive moisture
- inadequate ventilation
- deterioration
- drainage problems
- visible damage
- movement
- conditions affecting accessible supports.
These findings can be particularly relevant when buying older Melbourne homes, where suspended timber floors and subfloor spaces are more common.
Our guide to common building defects in Melbourne homes by age explains how the issues encountered can vary between different periods of construction.
8. Wet Area and Waterproofing Concerns
Bathrooms, showers, laundries and balconies can all be areas where moisture-related problems develop.
Where visible evidence is identified, your report may document:
- moisture readings
- damaged or deteriorated sealants
- water-related damage
- deterioration of finishes
- cracking
- other signs suggesting further investigation may be appropriate.
A standard pre-purchase inspection is non-invasive, so an inspector cannot remove tiles or wall linings to assess concealed waterproofing membranes.
Where a more specialised assessment is required, Elevate also provides waterproofing inspections in Melbourne.
9. Safety Concerns
Visible building-related safety hazards identified during the inspection should also be documented.
The significance of these findings can vary considerably, but knowing about them before purchasing allows you to investigate what may need to be rectified.
Some matters may also fall outside the expertise or scope of a building inspector and require assessment by another appropriately qualified professional.
10. Areas That Couldn’t Be Inspected
This is a section buyers shouldn’t overlook.
A pre-purchase inspection only covers areas that are visible, safely accessible and within the scope of the inspection.
An inspector may not be able to fully assess an area because of:
- restricted access
- stored belongings
- furniture
- low roof or subfloor clearance
- locked areas
- unsafe conditions
- fixed building finishes
- vegetation or other obstructions.
If an important area couldn’t be inspected, that limitation should be considered when reviewing the overall report.
It doesn’t mean there is necessarily a problem in that area — it means its condition couldn’t be confirmed during the inspection.
11. Recommendations for Further Investigation
A building inspector doesn’t replace every specialist involved in assessing a property.
If a finding requires expertise outside the inspection scope, the report may recommend further investigation.
Depending on the issue, that could involve advice from a:
- structural engineer
- plumber
- electrician
- roofing contractor
- waterproofing specialist
- drainage specialist
- asbestos professional
- timber pest inspector
- other appropriately qualified specialist.
This is an important distinction.
The inspection report can identify a visible condition that warrants further investigation without necessarily determining the full cause, extent or cost of rectification.
Does a Pre-Purchase Inspection Report Include Termites?
A standard building inspection report is not the same as a timber pest report.
If you want the property assessed for both building defects and evidence of timber pest activity, consider a building and pest inspection in Melbourne.
We’ve also compared the two services in our guide to pre-purchase building inspections vs building and pest inspections.
For buyers choosing the combined inspection, read what’s included in a building and pest inspection report.
How Do You Read a Building Inspection Report?
Don’t just skip to the end of the report and look for the word major defect.
Read the report as a whole.
Start by identifying:
- any major defects
- safety concerns
- moisture-related findings
- areas requiring specialist investigation
- inaccessible areas
- minor defects and maintenance items.
Then consider how those findings relate to the age, construction and asking price of the property.
A 100-year-old Melbourne home will naturally have a different maintenance profile from a recently constructed townhouse.
That doesn’t mean serious defects should be ignored. It means the findings should be considered in context.
What Should You Do If the Report Finds Problems?
Finding defects is common.
The question is what the defects mean for the property you’re considering.
Depending on the findings and your contractual position, you might decide to:
- obtain specialist advice
- investigate likely repair requirements
- discuss the report with your solicitor or conveyancer
- ask further questions about the property
- reconsider your offer
- proceed knowing what maintenance is required
- reconsider the purchase.
For significant findings, start with what to do when a building inspection finds major defects.
You can also read Can You Negotiate Price After a Building Inspection? for more information about how inspection findings may fit into the purchasing process.
Your conveyancer or solicitor should advise you about your contractual rights and options.
How Quickly Do You Receive the Report?
Timing matters when you’re buying property.
You may be working around an auction date, cooling-off period, finance condition or another contractual deadline.
Elevate Building Inspections typically provides the completed pre-purchase inspection report within 24 hours, with same-day reporting available in urgent cases.
If you’re trying to work out when the inspection should happen, read when to book a pre-purchase building inspection in Melbourne.
What Does AS 4349.1 Mean for the Report?
Elevate’s residential pre-purchase inspections are completed in accordance with AS 4349.1-2007, the Australian Standard covering pre-purchase inspections of residential buildings.
The standard provides a framework around the inspection and reporting process.
If you want to understand what that means before booking, read What Is Australian Standard AS 4349.1 in Building Inspections?.
Inspection Report vs Inspection: What’s the Difference?
It’s useful to separate the two.
The inspection is the physical assessment of the accessible property.
The inspection report records and communicates what was identified during that assessment.
That’s why these guides have different purposes:
- What Is a Pre-Purchase Building Inspection? explains the overall process.
- What Does a Pre-Purchase Building Inspection Include? explains what is physically assessed.
- What’s Included in a Pre-Purchase Inspection Report? explains the document you receive afterwards.
Together, they give Melbourne buyers a clearer picture of the entire inspection process without each article covering exactly the same search intent.
Book a Pre-Purchase Building Inspection in Melbourne
A detailed inspection report gives you a permanent record of the property’s visible condition and helps you understand significant defects, maintenance concerns and areas requiring further investigation before you commit.
Elevate Building Inspections provides pre-purchase building inspections across Melbourne with detailed photographic reporting and practical explanations of the findings identified.
Our team includes licensed builders with practical residential construction experience, allowing us to help buyers understand not only what has been identified but the practical implications of those findings.
Book a pre-purchase building inspection before buying, bidding or making an unconditional commitment.
