A building inspection report often arrives as a dense document of 60 pages or more, packed with photographs and technical language. For many buyers, it is overwhelming. This guide explains how to read one and tell the difference between defects that should genuinely concern you and observations that almost every property receives.
How Building Reports Are Structured
Most reports group observations into major defects, minor defects, and maintenance items. Be aware that inspectors define these differently, and some are more conservative than others. Read the definitions at the front of the report before drawing conclusions from the summary.
The Findings That Should Genuinely Concern You
Structural Issues
Anything affecting foundations, structural walls, roof framing, or floor framing deserves serious attention. These are the most expensive defects to fix and can carry safety implications. Language like significant movement, settlement, or major cracking warrants a follow-up assessment by a structural engineer.
Water and Moisture
Water is the enemy of buildings. Even minor moisture intrusion, left unchecked, leads to rot, mould, and structural damage. Take seriously any mention of rising damp, high sub-floor moisture, or evidence of past water intrusion.
Roofing
Roof replacement is one of the most expensive repairs a home can need. If the report flags significant cracked tiles, deteriorated mortar, rusted flashing, or a roof near the end of its life, get a separate roofing quote before deciding.
Findings That Look Alarming but Usually Are Not
Fine hairline cracks in walls and ceilings are present in almost every home and are usually cosmetic, caused by normal settlement and seasonal movement. They only matter if accompanied by other signs of movement like sticking doors, sloping floors, or large diagonal cracks. A long list of maintenance items such as repainting, resealing, and gutter cleaning is also normal for any lived-in home.
How to Use the Report When Negotiating
Reports are most effective in negotiation when there are genuine major defects with real repair costs. Get quotes for the significant items and present the seller with a specific, evidence-based request, rather than vaguely referring to problems in the report. Trying to renegotiate over minor or cosmetic items often backfires.
Always Get a Separate Pest Inspection
Building and pest inspections are different services. Timber pests like termites are not always covered by a standard building inspection, and the damage they cause can be very expensive. Arrange a dedicated pest inspection alongside the building report.
Frequently Asked Questions
What is considered a major defect in a building inspection?
A major defect is typically a problem affecting the structure, safety, or weatherproofing of the building, such as structural movement, significant water damage, or a failing roof. These are the findings worth investigating further before buying.
Should small cracks in a building report worry me?
Fine hairline cracks are usually cosmetic and very common. They become a concern only when combined with other signs of movement, like doors that no longer close, sloping floors, or large diagonal cracks from window or door corners.
Can I use a building report to negotiate the price?
Yes, most effectively when there are genuine major defects. Obtain repair quotes and present a specific figure to the seller. Negotiating over minor maintenance items is less effective and can weaken your position.
Do I need a pest inspection as well as a building inspection?
Yes. They are separate services, and termite damage, which a standard building inspection may not fully cover, can cost a great deal to repair. A dedicated pest inspection is well worth the cost.
For more on planning work once you own the home, read our guide on how to plan a kitchen renovation without going over budget.
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