If you're buying a property in Perth, you've probably been told to "get a building inspection." But what does that actually involve? What do inspectors check, what do they miss, and how do you know you're getting a thorough inspection — not just a quick walk-through?
Here's a practical breakdown of what a building inspection includes in Perth, based on Australian Standard AS 4349.1.
What a Building Inspection Covers
A pre-purchase building inspection is a visual assessment of the accessible areas of a property. The inspector checks for structural defects, safety hazards, and maintenance issues that could affect the property's value or your safety.
Exterior
- Roof structure and covering — tile or Colorbond condition, ridge capping, flashing, gutters, downpipes
- External walls — brickwork cracking (particularly diagonal step-cracking that indicates structural movement), render condition, weep holes, mortar condition
- Foundation — visible slab edges, stumps (in older homes), evidence of movement or settlement
- Drainage — surface water flow, paving fall direction, soakwell condition
- Carports, garages, and sheds — structural condition, roof leaks, slab cracking
- Retaining walls — lean, drainage, structural integrity
- Fences — condition, material (asbestos Super Six fencing is still common in pre-1985 Perth homes)
Interior
- Ceiling and roof space — access hatch entry where possible, truss/rafter condition, insulation, evidence of leaks or moisture
- Internal walls — cracking patterns, plaster condition, evidence of rising damp or moisture
- Floors — level checks, tile condition, evidence of slab heave or subsidence
- Windows and doors — operation, frame condition, seals
- Wet areas — bathroom and laundry waterproofing indicators, tile grout condition, shower screen seals
Services (Varies by Inspection Tier)
- Smoke detectors and RCDs — presence and basic operation
- Hot water system — type, age, visible condition
- Fixed appliances — ovens, rangehoods, air conditioning units (operational test only)
- Plumbing fixtures — taps, toilets, showers (flow and drainage test)
- Power points and light switches — basic operation
What a Building Inspection Does NOT Cover
A standard building inspection is a visual assessment. There are some things it cannot detect:
- Concealed defects — anything hidden behind walls, under floors, or in inaccessible areas. Inspectors report on what they can see and access.
- Electrical safety testing — inspectors check that power points and switches work, but electrical safety testing requires a licensed electrician
- Plumbing pressure testing — operational checks only. Full plumbing assessments require a licensed plumber
- Pest inspections — a building inspection does not include a timber pest or termite inspection. This is a separate inspection conducted under AS 4349.3. In Perth, it's strongly recommended to book a combined building and pest inspection.
- Asbestos testing — inspectors can identify materials that are likely to contain asbestos based on era and appearance, but laboratory testing is required for confirmation
Perth-Specific Inspection Considerations
Perth's construction environment creates some unique inspection priorities that differ from the east coast:
- Double brick construction — Perth is a double-brick city. Cracking patterns in brickwork tell a story about soil movement underneath, particularly in south-east suburbs built on reactive Guildford Formation clay
- Concrete roof tiles — homes built in the 1980s–1990s across Perth's northern and south-eastern suburbs are hitting the 25–35 year failure point for concrete tiles. Glaze degradation, water absorption, and failed ridge capping are widespread
- Coastal corrosion — properties within a few kilometres of the coast suffer accelerated corrosion of steel lintels, roof tie-downs, and structural fixings from salt spray
- Reactive clay soils — suburbs on the Guildford Formation (Canning Vale, Southern River, Thornlie) experience cyclical soil movement that causes cracking in even relatively new homes
- Asbestos prevalence — WA had a significant reliance on asbestos building products. Homes built before 1985 have a high likelihood of containing asbestos in some form
Inspection Tiers — What's the Difference?
Not all inspections are the same. The scope varies depending on the tier you choose:
Structural (Entry Tier)
Covers the essential structural elements — external walls, foundation, ceiling, roof structure and covering, RCDs, smoke detectors, carports, and moisture testing. A focused inspection of the elements that matter most for structural integrity.
Structural Plus (Mid Tier)
Everything in the Structural tier plus internal walls, insulation and ductwork, doors and windows, roof drainage, eaves and cladding, patios and pergolas, retaining walls, surface drainage, garages and sheds. A detailed inspection covering both structural and secondary elements.
Structural Premium (Top Tier)
Everything in Structural Plus with the addition of safety and good working order checks — floors, fixed cabinets and appliances, power points, lights and switches, exhaust and ceiling fans, air conditioning, hot water, toilets, showers, bathtubs, sinks, drainage, plumbing fixtures, and water supply. The most comprehensive inspection available.
How Long Does a Building Inspection Take?
A thorough building inspection typically takes 1–2 hours on-site, depending on the size and complexity of the property. Larger homes, older homes with more to assess, and properties with known issues will take longer. Be cautious of inspectors who claim to complete a full inspection in under an hour — it's difficult to be thorough in that timeframe.
When Do You Get the Report?
A detailed inspection report — including photos, thermal images where applicable, and defect grading — is typically delivered within 24 hours as a digital PDF. The report grades findings by severity so you can quickly identify what matters most for your purchase decision.
A good inspector will also offer a post-inspection debrief — a phone call to walk you through the findings, explain what's serious and what's cosmetic, and answer your questions.
What Doesn't a Building Inspection Cover?
A standard pre-purchase building inspection under AS 4349.1 has some important limitations. It does not include:
- Concealed areas — behind walls, under fixed floor coverings, or in areas that can't be safely accessed
- Specialist trades — full electrical, plumbing, or gas compliance testing (though visible defects are noted)
- Pest inspection — timber pest inspection is a separate standard (AS 4349.3). This is why a combined building and pest inspection is recommended
- Asbestos testing — inspectors can identify likely asbestos-containing materials but lab testing requires a specialist assessor
Our Structural Premium tier goes further than the minimum standard — covering fixed appliances, plumbing fixtures, power points, exhaust fans, and more. It's the most comprehensive inspection we offer at 25+ pages.
Book Your Building Inspection
PinPoint offers three inspection tiers so you can choose the level of detail that suits your property and budget. Combined building and pest inspections start from $422, with reports delivered within 24 hours.
- Book online: View Pricing & Book
- Call us: 0481 575 747 (Mon–Fri 7:30am–5:30pm)
We cover the full Perth metro from Two Rocks to Mandurah. Every inspection includes thermal imaging and a free post-inspection debrief call.
PinPoint Building & Pest Inspections — Licensed and insured, AS 4349.1 & AS 4349.3 compliant. Over 10,000 inspections completed across our expert team.
