Pre-Purchase Inspection Checklist — What to Look For Before You Buy

Before you commit to buying any property in Perth, a pre-purchase inspection is the most reliable way to understand what you're actually buying. A professional inspection under AS 4349.1 (building) and AS 4349.3 (timber pest) will cover the structural and pest elements systematically — but there are also things you can check yourself at open homes, and important questions to ask before and after the inspection. This checklist covers all three.

What You Can Check at the Open Home

While you should never rely on your own assessment instead of a professional inspection, there are visible signs you can look for during an open home that help you decide whether to proceed — and what to flag for your inspector.

External Checks

• Cracks in external walls: Step back and look at the full facade. Hairline cracks in render are common and usually cosmetic. Stair-step cracks along mortar joints in brickwork, or cracks wider than 5mm, suggest possible structural movement. In Perth, this is particularly common in south-east suburbs like Canning Vale and Southern River where reactive clay soils expand and contract with moisture changes.
• Roof condition: Look at the roof from the street. Missing or displaced tiles, sagging ridgelines, or rusted metal sheeting are all visible indicators of issues. Check the gutters — are they sagging, blocked, or overflowing?
• Drainage: Walk around the perimeter. Does the ground slope away from the house, or does it slope towards it? Poor drainage is one of the most common issues in Perth homes and contributes to both structural problems (moisture undermining foundations) and pest problems (termites are attracted to moisture).
• Retaining walls: Are they leaning, cracking, or bulging? Retaining wall failure is a common and expensive issue, particularly on sloped blocks in hills suburbs and newer estates.
• Fencing and boundary: Check the condition of boundary fencing. While not a structural issue, it gives an indication of overall property maintenance.
• Garden beds against walls: Soil or mulch built up against external walls creates a bridge for termites to enter the structure undetected. This is one of the most common conducive conditions inspectors find in Perth homes.

Internal Checks

• Doors and windows: Open and close them. Doors that stick, don't latch properly, or have uneven gaps around the frame can indicate structural movement — the frame has shifted because the walls or foundation have moved.
• Cracks inside: Look at corners where walls meet ceilings, around door frames, and near windows. Diagonal cracks radiating from the corners of openings are a classic sign of foundation movement.
• Moisture and staining: Look for watermarks on ceilings (potential roof leaks), discolouration at the base of walls (rising damp), and any musty smells (hidden moisture). In coastal Perth suburbs like Scarborough and Cottesloe, salt damp is a known issue in older homes.
• Flooring: Walk across the floors. Are they level? Do any areas feel soft or springy? Uneven floors can indicate foundation movement, and soft floors can indicate timber degradation from moisture or pest damage.
• Wet areas: Check around the base of showers, baths, and toilets for soft flooring, discolouration, or mould. Water damage in wet areas is one of the most common and expensive issues in Perth homes.
• Ceiling and roof space access: Check whether the property has a manhole or ceiling access point. Your inspector will need access to the roof space to assess framing, insulation, and roof structure. If access is restricted or blocked, flag this.

Pest-Specific Checks

• Mud tubes: Check along the base of external walls, around pipes entering the building, and in any accessible sub-floor area. Mud tubes are the clearest visible sign of active termite activity.
• Tap timber elements: Lightly tap door frames, window frames, and skirting boards. Hollow sounds can indicate termite damage from the inside.
• Tree stumps and old timber: Note any tree stumps, old timber fencing, or stored timber near the house. These are termite attractants and your inspector will assess them as part of the timber pest inspection.
• Weep holes: Check that weep holes (small gaps at the base of brick walls) are clear and not blocked by soil, mulch, or render. Blocked weep holes prevent ventilation and can mask termite entry.

What Your Professional Inspector Will Check

A professional pre-purchase building and pest inspection goes far beyond what you can see at an open home. Here's what a qualified inspector examines:

Building Inspection (AS 4349.1)

The building component assesses the structural integrity and condition of the property. What's covered depends on the inspection tier you choose:

• Structural tier (6+ page report): External walls, foundation, ceiling, roof structure and covering, RCDs, smoke detectors, carports, and moisture testing.
• Structural Plus tier (14+ page report): Everything above plus internal walls, insulation and ductwork, doors and windows, roof drainage, eaves and cladding, patios and pergolas, retaining walls, surface drainage, garages and sheds.
• Structural Premium tier (25+ page report): Everything above plus floors, fixed cabinets and appliances, power points, lights and switches, exhaust fans, air conditioning, hot water, toilets, showers, bathtubs, sinks, drainage, plumbing fixtures, and water supply. This tier includes safety and good working order checks.

Timber Pest Inspection (AS 4349.3)

The timber pest component specifically assesses:

• Evidence of active termite infestation
• Evidence of previous termite damage (treated or untreated)
• Conditions conducive to future termite attack
• Evidence of wood borers, including European House Borer in relevant areas
• Evidence of wood decay (fungal rot)
• Existing termite management systems and their condition

Our inspectors use a range of advanced inspection tools including thermal imaging and Termatrac termite detection technology to identify hidden pest activity that isn't visible to the naked eye.

Questions to Ask Before You Book

Not all building inspections are created equal. Before choosing an inspector, ask these questions:

1. "Do you inspect under AS 4349.1 and AS 4349.3?" — These are the Australian Standards for building and timber pest inspections. They define what must be inspected and how it's reported. If an inspector doesn't mention these standards, ask why.
2. "What's included in the report?" — Ask about report length, whether photos and thermal images are included, and whether defects are graded by severity.
3. "How long until I get the report?" — PinPoint delivers reports within 24 hours. If you're on a tight inspection clause deadline, turnaround time matters.
4. "Is thermal imaging included?" — Some companies charge extra for thermal imaging. PinPoint includes it in all inspection tiers.
5. "Do you offer a debrief call?" — A report alone can be hard to interpret. PinPoint includes a free post-inspection debrief phone call with every inspection, where your inspector walks you through the findings.
6. "Are you licensed and insured?" — Confirm the inspector holds current public liability and professional indemnity insurance. Ask about relevant qualifications — for pest inspections, the inspector should hold appropriate pest management or timber pest licensing.

Questions to Ask After the Inspection

Once you've received your report and had the debrief call, consider these follow-up questions:

1. "What are the priority items?" — Not all defects are equal. Ask your inspector which findings need immediate attention and which are maintenance items you can plan for.
2. "Should I get specialist quotes?" — For significant findings (structural cracking, active termites, roof damage), your inspector may recommend getting a specialist quote. This helps you negotiate the purchase price or decide whether to proceed.
3. "Are there any conducive conditions I should address?" — Even if no active pests are found, your inspector may note conditions that increase future risk — drainage issues, soil against walls, stored timber. Address these after settlement.
4. "Is the termite management system current?" — If the property has a chemical barrier, ask when it was installed and when it's due for renewal. Chemical barriers typically last 5–10 years.

Perth-Specific Issues to Be Aware Of

Perth's housing stock, climate, and soil conditions create specific issues that buyers should understand:

• Reactive clay soils (south-east): Suburbs in the Canning Vale and Southern River areas sit on reactive clay that expands when wet and contracts when dry. This soil movement causes cracking in walls and foundations over time.
• Sandy soils (most of Perth): While sand doesn't cause the same movement issues as clay, it's highly favourable for termite tunnelling and poor drainage can cause sand to wash away from foundations.
• Limestone construction: Common in older inner-city suburbs. Limestone degrades over time, especially in damp conditions, and can mask termite entry through mortar joints.
• Coastal corrosion: Properties within a few kilometres of the coast experience accelerated corrosion of metal fixings, roofing, and framing ties. This is particularly relevant in Scarborough, Cottesloe, and coastal Rockingham suburbs.
• European House Borer: A regulated timber pest found primarily in the Perth Hills and eastern suburbs. It attacks the pine framing of post-1990s homes and is assessed as part of a standard timber pest inspection.
• Double-brick cracking: Perth's double-brick construction is durable but not immune to movement. Stair-step cracking along mortar joints is common and your inspector will assess whether it's cosmetic or structural.

The Bottom Line

A pre-purchase inspection is not just a formality — it's your opportunity to understand exactly what you're buying before you're legally committed. In Perth's property market, the inspection fee (starting from $422 for a combined building and pest inspection) is a fraction of the cost of issues you might otherwise inherit.

As a provider of 5-star rated building and pest inspections across Perth, PinPoint covers the full metro area from Two Rocks to Mandurah with detailed reports, thermal imaging included in every tier, and a free debrief call after every inspection.

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