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Legal Notice
This article is general information only. It is not financial, legal, or tax advice.
Before making decisions, check official sources:
Always hire a licensed building inspector for property inspections.
Why This Building Inspection Checklist Matters for Every Buyer
A thorough property inspection checklist can save you thousands of dollars. Whether you're buying a house or need a first apartment checklist for a unit, you need to understand the inspection process before attending any inspection.
Trust the process Systematic purchasers pay less and are happier with their purchase. If you're already a home buyer feeling stressed, revisit these basics before making your next move.
Major structural issues cost $47,000 on average when missed. Knowing what the report covers protects you. Before scheduling any inspection, familiarize yourself with our comprehensive guide on what to look for buying house. It covers 47 critical inspection points that complement this 156-item checklist.
Quick test: Which would make you walk away?
- A) Small foundation cracks (less than 3mm)
- B) Active roof leak with water stains
- C) Safety outlets missing in bathrooms
- D) Old heating system
If you answered anything except B, you might pay too much for hidden problems.
Download Your Free Inspection Checklist
Need a printable checklist for your property inspection? Get our free PDF checklist with all 156 items organised by category and severity level.
Print this checklist and take it to inspections. The downloadable template helps you track issues and ask the right questions.
Three Levels of Property Inspection Checklist Findings
Group findings into three levels on your property inspection checklist. This shows which problems are serious and helps you understand the true scope of work.
Level 1: Serious Issues on Your Building Inspection Checklist (May Walk Away)
These 23 items show major problems. Whether using a standard inspection or a new apartment checklist for units, understanding the coverage at this level is critical. If you're buying your first apartment, combine this with our first apartment checklist for complete guidance. Repairs often cost $15,000 or more.
Your list should look for:
- Active roof leaks with water damage
- Foundation cracks wider than 6mm
- Electrical panel with burn marks
- Plumbing with active leaks
- Heating system with cracks (carbon monoxide risk)
- Large areas of mould (more than 1 square metre)
- Structural settling or sagging
- Termite damage to main structure
- Asbestos-containing materials in pre-1990 homes (common in AU)
- Identified in fibro walls, roof cement sheeting, insulation
- Removal costs: $5,000-$50,000 depending on extent
- Limits future renovation options
- Requires licensed removal contractors
- Standard building inspections note "suspected asbestos" but don't test
- Requires separate asbestos testing ($150-$400)
Even serious findings aren't always deal-breakers. Get repair cost estimates first. For more warning signs to watch during inspections, see our guide on red flags buying house. This checklist integrates with our home buying checklist 23 steps for a complete due diligence process.
Level 2: Significant But Fixable Items on Your Property Inspection Checklist ($3,000-$15,000)
These 47 items on your property inspection checklist are bargaining points. Knowing the coverage limits here helps negotiation.
Your inspection list should look for:
- Roof nearing end of life (3-5 years left)
- Heating/cooling over 15 years old
- Hot water system over 10 years old
- Ground sloping toward house
- Older electrical service
- Windows with broken seals (foggy glass)
- Deck with concerns
- Crawl space moisture
Strategy: Work out repair costs. Take them off your offer.
Level 3: Normal Maintenance Items ($100-$3,000)
These 86 items are normal wear and tear.
Look for:
- Minor plumbing drips
- Safety outlets missing
- Gutters needing cleaning
- Old caulking
- Minor siding damage
- Small wall cracks
- Lights not working
Don't walk away over Level 3 items on your list. These are normal costs of owning a home. Your pre-purchase inspection should distinguish between serious issues and normal maintenance. Prepare your questions to ask buying house before the inspection so you get the information you need.
What Does a Building Inspection Cover: 156-Item List
This comprehensive guide covers everything a professional building report should include. Understanding this scope helps you evaluate any property.
Foundation Checks on Your Building Inspection Checklist (12 checks)
- Material and condition
- Crack width and pattern
- Signs of settling
- Ground slope (should drop 15cm over 3m)
- White mineral deposits (shows moisture)
- Vents working
- Crawl space access
- Pest or termite damage
- Brick or stone wear
- Foundation anchoring
- Soil touching wood (invites termites)
- Problem soil signs
The inspector spends 15-20 minutes here. Foundation issues affect everything else on your list.
Roof Checks (18 checks)
- Material type and age
- Shingle condition
- Flashing around chimneys and vents
- Gutters and downpipes
- Soffit and fascia condition
- Ventilation
- Signs of past leaks
- Sagging
- Chimney condition
- Tree branches too close
- Moss or debris
- Ridge vent
- Attic ventilation
- Attic insulation
- Vapour barrier
- Attic moisture or mould
- Roof decking condition
- Antenna or dish damage
Your roof lasts 15-25 years. Replacement costs $8,000-$25,000. This is a critical item on any pre-purchase inspection and property inspection checklist.
Electrical Checks (24 checks)
Electrical issues cause 24% of home insurance claims and 67% of home fires. This is why understanding coverage for electrical is crucial.
- Panel type, age, and brand
- Recalled panel brands
- Aluminium wiring (fire hazard)
- Service capacity
- Circuit breaker labels
- Wire sizes match breakers
- Safety outlets in wet areas
- Arc-fault breakers in bedrooms
- Grounding system
- All outlets working
- Light switches working
- Signs of overheating
- Junction box covers
- Wire insulation condition
- Old knob-and-tube wiring
- Outside outlets
- Subpanel connections
- Smoke detectors
- Carbon monoxide detectors
- Service mast condition
- Meter base condition
- DIY electrical work
- Three-prong vs two-prong outlets
- Double-tapped breakers
Heating and Cooling (16 checks)
- System age and brand
- Heat exchanger condition
- Burner flame pattern
- Air filter condition
- Ductwork
- Air conditioner condition
- Refrigerant lines
- Condensation drain
- Thermostat working
- Airflow volume
- Temperature readings
- Supply and return vents
- Combustion air supply
- Flue pipe condition
- Gas line connections
- Maintenance records
A new system costs $6,000-$12,000.
Plumbing (22 checks)
- Pipe material (copper, PEX, galvanised)
- Pipe wear signs
- Water pressure
- Drain condition
- Leaks under sinks
- Toilet function
- Shower/bath drainage
- Hot water system age
- Safety relief valve
- Hot water venting
- Main water shut-off
- Sewer line condition
- Sump pump
- Septic system age
- Fixture shut-off valves
- Cross-connection hazards
- Backflow prevention
- Gas line connections
- Frozen pipe damage signs
- Water quality
- Well system (if present)
- Expansion tank
Inside the Home (31 checks)
Windows and Doors (12 checks):
- Windows open smoothly
- Locks work
- Broken seals (foggy glass)
- Frame rot or damage
- Doors open and close properly
- Weatherstripping
- Security locks
- Screen condition
- Caulking
- Glass cracks
- Storm door condition
- Threshold condition
Walls, Ceilings, Floors (19 checks):
- Wall cracks
- Water stains
- Paint condition
- Floor levelness
- Squeaks and soft spots
- Carpet wear
- Tile cracks
- Hardwood gaps
- Basement moisture
- Mould or mildew
- Insulation
- Ventilation
- Smoke detectors
- CO detectors
- Fireplace safety
- Stairs and handrails
- Attic access
- Built-in appliances
- Garage door sensors
Your Own 30-Minute Building Inspection Checklist Preview
Before the formal pre-purchase inspection, use this preview to do your own check. For apartments, combine this with a new apartment checklist covering unit-specific items. This preview helps you understand the process:
- Run every tap - Hot and cold, check pressure
- Flush every toilet - Listen for running water
- Test outlets - Use your phone charger
- Open every window - Should open smoothly
- Turn on heating/cooling - Should respond in 1-2 minutes
- Check for water stains - Ceilings, under sinks, window frames
- Look for cracks - Foundation, walls, ceilings
- Test garage door - Safety sensors should stop it
This pre-purchase inspection preview flags issues early.
Take dated photos. Have your inspector review your concerns.
First Apartment Checklist: Inspection Considerations for Units
If you're buying an apartment instead of a house, your inspection list needs modifications. A new apartment checklist for buyers should include strata-specific items that a standard pre-purchase inspection might miss. A new apartment checklist helps ensure nothing is overlooked in modern buildings.
Apartment Inspection: What's Different for Units
When inspecting apartments, add these items to your property inspection checklist. If you're a first-time apartment buyer, start with our complete first apartment checklist. It covers the 127 essential items you'll need beyond just the building inspection.
Building-wide systems (not covered in standard inspections):
- Common area condition
- Lift maintenance history
- Fire safety systems
- Basement or garage structure
- Building facade condition
Strata-specific checks for your new apartment checklist:
Australian context: HOA (Homeowners Association) is the American term. In Australia:
Strata = Apartment/unit owners' organisation
Body corporate = Townhouse/duplex owners' organisation
Both collect levies for shared area maintenance and enforce building rules
Review strata meeting minutes for building issues
Check capital works fund balance (should be $5,000-$15,000 per unit minimum)
Look for special levy history
Understand planned maintenance
Review building insurance policy
Review estimated ongoing strata costs
A thorough new apartment checklist prevents surprise levies later.
Apartment vs House Inspection
Your inspection for apartments focuses more on:
- Shared walls and soundproofing
- Common plumbing stacks
- Building-wide electrical systems
- Balcony and window waterproofing
- Strata-maintained areas
A comprehensive new apartment checklist should prompt you to request a strata report alongside your building inspection. This reveals issues affecting the whole building that individual unit inspections miss. Using a detailed new apartment checklist ensures you don't overlook critical apartment-specific concerns.
What about shared areas? Professional inspectors check your unit but cannot inspect common areas without strata permission. Always combine your pre-purchase inspection with a strata report for complete coverage.
For renters using an apartment essentials list, the same principles apply on a smaller scale. Document condition before signing your lease.
The Bottom Line
Your inspection isn't about finding a perfect house or apartment. It's about understanding what you're buying.
Know which issues are serious and which are normal. Use findings to negotiate a fair price. Whether you're using this building inspection checklist for a house or adapting it as a first apartment checklist for a unit, the goal remains the same: protect yourself from costly surprises. For a complete overview of the buying process, see our first time home buyer guide.
Get Your Free Inspection Checklist PDF
Ready to inspect properties with confidence? Download our free printable building inspection checklist PDF with all 156 items in an easy-to-use format.
Download the Free PDF Checklist