Building & Pest Inspection Checklist Australia

Why use a building and pest inspection checklist?

A building and pest inspection checklist is one of the most practical tools an Australian inspector can use. A combined building and pest inspection covers dozens of areas and hundreds of potential findings. Even experienced inspectors benefit from a structured checklist — it enforces consistency across inspections, prevents items from being overlooked, and provides a clear framework for training junior inspectors or reviewing your own practice.

This checklist follows the structure of AS 4349.1 (Inspection of Buildings — Pre-purchase Inspections — Residential Buildings) for the building component, and AS 4349.3 (Inspection of Buildings — Timber Pest Inspections) for the pest component. Both are published by Standards Australia and represent the recognised industry benchmarks for their respective inspection types.

Work through each section in sequence. Document findings, photograph defects, and note any limitations as you go — do not leave documentation until after the inspection is complete.

Site and surroundings

• [ ] Ground levels and drainage — does surface water drain away from the building at all elevations?
• [ ] Retaining walls — condition, leaning, cracking, drainage provisions at the base
• [ ] Paths and driveways — cracking, settlement, trip hazards
• [ ] Fencing — condition, leaning, deterioration
• [ ] Garden beds against the building — is soil or mulch built up above the damp-proof course or slab edge?
• [ ] Trees and vegetation — proximity to the building, overhanging branches, root intrusion risk
• [ ] Outbuildings — sheds, garages, carports — general condition, pest evidence
• [ ] Stormwater drainage — gutter outlet connections, surface drainage paths, overflow routes

Exterior — all elevations

Cladding

• [ ] Brick veneer — cracking (vertical, horizontal, stepped), mortar condition, weep holes clear
• [ ] Weatherboard — decay, splitting, paint condition, gaps at joints, fixing failure
• [ ] Rendered masonry — cracking, hollow areas (tap test), staining, failed render
• [ ] Fibre cement — damage, fixing corrosion, joint condition, swelling
• [ ] Metal cladding — corrosion, dents, fixing failure, flashing condition

Windows and doors

• [ ] Frames — condition, decay, seal integrity, paint or coating failure
• [ ] Glazing — cracked or broken panes, failed double-glazing seals (fogging)
• [ ] Flashings — head flashings present and properly installed above all openings?
• [ ] Sills — condition, water damage, decay, drainage slope
• [ ] Operation — do windows and doors open, close, and latch properly?

Other exterior elements

• [ ] Fascia and bargeboards — condition, decay, paint failure, fixing adequacy
• [ ] Gutters and downpipes — condition, falls, blockages, rust, connections to stormwater
• [ ] Balconies and decks — structure, balustrades (height and spacing), waterproofing, drainage, decay
• [ ] Steps and handrails — condition, stability, safety
• [ ] External services — meter boxes, external taps, air conditioning units — general condition

Roof exterior

• [ ] Roof covering — tiles (cracked, displaced, missing pointing), metal (corrosion, fixings, lap condition)
• [ ] Ridges and hips — bedding and pointing condition, alignment, cracking
• [ ] Valleys — condition, corrosion, debris accumulation, seal condition
• [ ] Flashings — at walls, penetrations, and level changes — condition and adequacy
• [ ] Penetrations — plumbing vents, flues, skylights — seal condition and flashing
• [ ] Gutters — condition, falls, blockages, rust, overflow provision
• [ ] Eaves — condition, ventilation provision, evidence of pest access

Roof space

• [ ] Access — is the roof space safely accessible? If not, document the specific limitation
• [ ] Framing — condition of rafters, battens, underpurlins, and struts — decay, damage, inadequate size
• [ ] Connections — adequacy of bracing, tie-downs, fixing connections
• [ ] Sarking — present? Condition? Torn or displaced sections?
• [ ] Insulation — type, coverage, condition — note if coverage appears inadequate
• [ ] Ventilation — adequate cross-ventilation? Blocked eave vents?
• [ ] Moisture — staining on roof timbers, condensation, active leaks
• [ ] Electrical — visible wiring condition (visual observation only — not an electrical inspection)
• [ ] Pest evidence — termite leads, workings, frass, hollowed timbers (see pest section)

Interior — room by room

For each room, assess and document:

• [ ] Walls — cracking (pattern, width, direction), staining, moisture damage, unevenness
• [ ] Ceilings — sagging, cracking (including cornice), staining, moisture damage
• [ ] Floors — unevenness, bounce or spring, squeaking, surface damage, moisture
• [ ] Windows — operation, condition of frames and glazing, seals
• [ ] Doors — operation, condition, gaps (indicating movement or swelling)
• [ ] Power points and light switches — visual condition only (not tested)
• [ ] Skirting boards — condition, gaps at the base, moisture damage

Wet areas (kitchen, bathroom, laundry)

• [ ] Waterproofing — evidence of failure: staining, mould, soft substrate, odours around shower recesses and baths
• [ ] Tiling — cracked, loose, or missing tiles; grout condition; hollow areas (tap test)
• [ ] Fixtures — taps, basins, sinks, baths, shower screens — condition and operation
• [ ] Plumbing — visible leaks at pipe connections, drainage adequacy
• [ ] Ventilation — exhaust fans present and operational?
• [ ] Cabinetry — condition, water damage to base units, under-sink inspection for leaks

Subfloor

• [ ] Access — is the subfloor safely accessible? If not, document the limitation
• [ ] Stumps and piers — condition, movement, adequacy, corrosion (steel stumps)
• [ ] Bearers — condition, decay, pest damage, adequacy of size and spacing
• [ ] Joists — condition, decay, pest damage, notching, spacing
• [ ] Bracing — adequate diagonal bracing present?
• [ ] Ventilation — adequate cross-ventilation? Blocked vents? Standing areas of still air?
• [ ] Ground moisture — standing water, damp soil, vapour barrier present and intact?
• [ ] Services — plumbing (visible leaks?), drainage, visible electrical wiring condition
• [ ] Pest evidence — termite leads, workings, damage, conducive conditions (see pest section)

Timber pest assessment — AS 4349.3

This section follows the scope of AS 4349.3 (Inspection of Buildings — Timber Pest Inspections). The timber pest inspection is a separate assessment from the building inspection, though both are commonly conducted in the same site visit.

Termite evidence

• [ ] Subterranean termite workings — mudding, leads, shelter tubes on stumps, piers, walls, or plumbing penetrations
• [ ] Termite damage — hollowed or honeycombed timbers, blistered paint over damaged timber
• [ ] Live termites — if found, document location, extent, and species if identifiable
• [ ] Previous treatment evidence — chemical reticulation pipes, in-ground bait stations, drill-and-inject treatment history
• [ ] Termite management system — is a compliant barrier or management system in place? Note type and condition

Other timber pests

• [ ] Borer activity — flight holes in structural or decorative timbers, frass below holes, active or old infestation
• [ ] Wood decay (rot) — fungal decay in framing, external timbers, decks, subfloor structure, and fascia
• [ ] Chemical delignification — surface erosion of exposed timbers from weathering or chemical exposure

Conducive conditions

Conducive conditions are factors that increase the likelihood of termite attack or wood decay. These must be documented even if no active pest activity is found — they are a key risk indicator for the buyer.

• [ ] Timber-to-ground contact — framing members, fence posts, or stored timber in direct contact with soil
• [ ] High moisture — plumbing leaks, poor drainage, inadequate subfloor ventilation creating damp conditions
• [ ] Garden beds — soil or mulch built up against the building, obscuring the slab edge or brick course
• [ ] Dense vegetation — plants obstructing inspection of the building perimeter
• [ ] Stored materials — timber, cardboard, or organic matter stored in the subfloor or against the building exterior
• [ ] Inadequate termite management — no chemical barrier, baiting system, or physical barrier present in a termite-active area

AS 3660.1 (Termite Management — New Building Work) sets the standard for termite management systems in new construction. Where a property has no termite management system in a termite-active area, this should be documented as a conducive condition.

Completing the inspection report

After working through this checklist, your combined building and pest report should include:

1. Property and client details — address, inspection date, client name, inspector details
2. Inspection scope and limitations — what was and was not accessible, specific reasons for each limitation
3. Weather conditions at the time of inspection
4. Findings by area — each item with photographs, annotations, and a condition rating
5. Overall building assessment — summary of the property's structural and fabric condition
6. Pest findings summary — termite evidence, other pests, and conducive conditions
7. Recommendations — further investigation, specialist assessment, or rectification required

FAQ

What is the difference between a building inspection and a pest inspection?

A building inspection (AS 4349.1) is a visual assessment of the property's structure and fabric — foundations, framing, cladding, roof, and interior. A timber pest inspection (AS 4349.3) is a separate assessment focused on termites, borers, wood decay, and the conditions that make pest attack more likely. Both can be conducted during the same site visit and reported in a single combined document, but they have different scopes and different reporting requirements.

Is a combined building and pest inspection enough for a pre-purchase decision?

For most standard residential properties, a combined building and pest inspection provides sufficient information for a pre-purchase decision. However, inspectors commonly recommend specialist follow-up for items such as electrical systems, plumbing, structural engineering issues, asbestos, or active termite infestations. The role of the building and pest inspection is to identify what needs specialist attention, not to replace specialist assessments.

What happens if the inspector cannot access the roof space or subfloor?

If the roof space or subfloor is inaccessible, the inspector must document the specific reason in the report. The limitation reduces the scope of the inspection, and the report should clearly state that findings are based on accessible areas only. Buyers should be aware that concealed defects may exist. Inspectors should not simply omit inaccessible areas from the report without explanation.

How long does a combined building and pest inspection take?

For a standard residential property, expect 1.5 to 3 hours on-site for a combined building and pest inspection. Larger properties, older homes, and properties with complex roof structures or extensive subfloors take longer. Properties with active pest activity or significant defect findings also require additional time to document thoroughly.

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