Buyer guide · Updated 7 October 2026

What does a building and pest inspection include?

Inside the home

Ceilings, walls, floors, doors and windows are checked for cracking, movement, moisture and damage. In the kitchen, bathrooms and laundry, the inspector looks for leaks, failed waterproofing, loose tiles and water damage. Stairs and balustrades are checked for safety.

Roof void

Where there is safe access, the inspector enters the roof space to check framing, bracing, signs of leaks, sarking, insulation and timber pest activity. Many Queenslanders and some townhouses have little or no accessible roof void, and the report will say so.

Roof exterior

Roof sheeting or tiles, ridge capping, flashings, valleys, gutters and downpipes. The inspector will use a ladder up to 3.6 metres where safe, and otherwise inspect from the ground, a window or with a pole camera [CONFIRM DRONE USE].

Subfloor

For homes on stumps or with a crawl space, the subfloor shows a lot: stump condition, bearers and joists, ventilation, moisture, termite shields and evidence of termites. Tight subfloors below about 400 mm cannot be safely entered, which is noted as a limitation.

Outside and the site

Walls and cladding, decks, verandahs, stairs, carports, garages, sheds, paths, driveways, retaining walls, fences and surface drainage within 30 metres of the house, as described in AS 4349.1.

The timber pest part

The timber pest inspection to AS 4349.3 looks for live termites, termite damage, wood borers, wood decay fungi and the conditions that invite them, such as moisture, timber in contact with soil, garden beds against walls and bridged termite barriers. Read more about termites in Brisbane.

What is not included

• Electrical, plumbing, gas and smoke alarm compliance (licensed trades check these).
• Asbestos testing. Suspected materials are noted, and homes built before 1990 in Queensland are likely to contain some asbestos.
• Mould testing, although visible mould and moisture causes are reported.
• Pool safety, council approvals, boundaries and easements (your conveyancer searches these).
• Areas hidden behind linings, furniture, stored goods or fixed floor coverings.

What you get at the end

A written report with photos, defects graded as major, minor or safety hazards, a timber pest section, a list of areas not inspected and why, and a summary page in plain English. With Forsite you also get a phone walkthrough. See our sample report layout.

General information for Queensland buyers, current at the date above. It is not legal or financial advice. Your conveyancer or solicitor can advise on your contract.