You’ve booked a building inspection, or you’re about to, and you’re wondering what actually lands in your inbox afterwards. It’s a fair question. A lot of buyers pay for a report, skim the summary, and never really understand what they’re looking at or how to use it.
Here’s what’s actually in a proper building inspection report, and how to read it so it’s useful rather than just a document you file away.
The Executive Summary
This is the part most people actually read, and it’s usually the most important. A good report opens with a plain English overview of the property’s overall condition, flagging anything significant upfront rather than burying it forty pages deep. If you only have five minutes, this is the section that tells you whether you need to keep reading closely or whether the property’s in reasonable shape.
Areas Inspected and Areas Excluded
Every report should clearly state what was actually looked at and what wasn’t. Roof exteriors, subfloor spaces where accessible, roof voids, moisture readings, visible structural elements, these all get covered in a standard building inspection. Areas that couldn’t be accessed, locked rooms, furniture blocking a wall, insufficient subfloor clearance, get listed as exclusions rather than silently skipped. This matters because a report is only as good as what the inspector could actually see, and NSW Fair Trading is clear that a professional inspection ensures the report format and content meets recognised standards, which includes being upfront about limitations, not just findings.
Defect Classifications
Findings in the report generally get sorted into major and minor defects, and understanding the difference changes how you read the whole document. Major defects are issues that affect the structural integrity or safety of the building, things like significant wall cracking, roof structure problems, or serious moisture ingress. These are the items worth pausing on. Minor defects are more maintenance related, a dripping tap, a cracked tile, worn sealant, cosmetic issues that don’t threaten the building itself. Most properties, even good ones, will have a list of minor items. It’s the major defects that actually change the conversation around price or whether to proceed.
Photographs and Supporting Evidence
Findings should be backed by photos, not just written descriptions. If a report flags cracking in a wall or moisture in a subfloor, you want to see it, not just take the inspector’s word for it. Photos also give you something concrete to bring to a builder or tradesperson later if you need a second opinion or a repair quote.
What the Report Doesn’t Tell You
A building inspection is a visual, non invasive assessment. It doesn’t involve pulling up flooring, opening wall cavities, or moving furniture and stored items. This is a genuine limitation buyers sometimes miss, the report reflects what was visible on the day, not a guarantee that nothing else exists behind a wall or under a floor. It also doesn’t cover termites or pest activity, that’s a separate assessment. If you want both structural condition and pest risk covered in the one visit, a combined building and pest inspection gives you the fuller picture without booking two separate appointments.
How to Actually Use the Report
Once you’ve got it, the report becomes a negotiating tool as much as an information document. Pre-purchase inspection reports are a recognised part of the property buying process in NSW, and agents are required to disclose their existence to prospective buyers, which tells you how standard and expected this step is. If major defects turn up, you’ve got grounds to negotiate the price down, ask the vendor to fix the issue before settlement, or in some cases walk away entirely. Minor items are worth noting for your own maintenance planning, but they’re rarely worth losing a property over.
Quick Questions People Ask
How long does it take to get the report? Turnaround varies by inspector, but most reports are delivered within 24 to 48 hours of the inspection itself.
Can I attend the inspection? Generally yes, and it’s worth doing if you can. Seeing issues pointed out in person gives you context that’s hard to get from photos alone.
Is a building inspection the same as a pest inspection? No, they’re separate assessments looking at different things, structural condition versus pest activity and damage. Many buyers get both done together to save time and cost.
If you’re weighing up a property and want a report that’s actually clear about what it found and what it means, give us a call on 02 4910 4004 or email info@kingfisherinspect.com.au.
