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How to Read a Building and Pest Report

A building and pest report can be overwhelming. Here's what the findings actually mean and which issues are dealbreakers versus normal wear.

A combined building and pest inspection is one of the most important steps in buying a property, and one of the most commonly misread. The report that comes back can be dense, technical, and for first-time buyers especially, genuinely alarming, even when the property is in perfectly acceptable condition for its age. Knowing how to interpret findings is as important as knowing to get the inspection done in the first place. Many buyers have walked away from good properties because they did not understand their report. Others have proceeded with purchases they should not have because they did not take theirs seriously enough.

In Brisbane's inner east, where the predominant property types are pre-war Queenslanders, post-war timber and fibro homes, and brick homes from the 1960s to 1980s, building reports almost always contain a list of items. The key question is not whether there are items on the list, but what category they fall into and what the cost to address them actually is.

What inspectors look for

A building inspector assesses the structural condition of the property under the Australian Standard AS 4349.1, which defines the scope and limitations of the inspection. They examine the roof structure and covering (accessible roof space), sub-floor (if accessible), external and internal walls, ceilings, floors, windows and doors, drainage, and any visible safety hazards. Importantly, inspectors can only report on what is visible and accessible. They cannot inspect inside walls, under concrete slabs, or areas that are blocked by stored items. The report categorises findings as major defects, minor defects, or maintenance items.

A pest inspection runs alongside the building inspection and focuses primarily on timber pest activity, particularly termites (subterranean and drywood species), wood borers, and wood decay fungi. The inspector checks for live activity, evidence of past activity, timber damage, and conditions that are conducive to infestation: moisture issues, wood-to-ground contact, dense garden beds against the structure, and inadequate sub-floor ventilation. Queensland's subtropical climate makes termite risk a genuine and ongoing consideration, particularly in older timber homes across suburbs like Coorparoo, Morningside, Camp Hill, and Norman Park.

What is a major defect?

A major defect is defined as a significant defect in a primary load-bearing component of the building that could cause the building or part of it to be unfit for use, unsafe, or require significant and costly rectification. Examples include cracked or failing retaining walls, significant roof structure damage or sagging, major subsidence or foundation movement, active termite damage to structural timber members, or substantial deterioration of the sub-floor stumps or bearers that support the floor structure.

The presence of a major defect does not automatically mean you should walk away. It means you need more information before you can make a sound decision. Get a specialist quote for the rectification work. A structural engineer, a licensed builder, or a specialist pest and termite contractor (depending on the defect) can give you a written cost estimate. Armed with that figure, you have three sensible options: proceed on the basis that you can absorb the cost, use the finding to negotiate a price reduction or ask the seller to complete the work before settlement, or withdraw from the contract under your building and pest condition if the issue is serious enough to change your view of the purchase entirely.

What is normal for Brisbane's inner-east housing stock?

Most reports on properties of 40 to 80 years of age, which covers the majority of housing stock in Brisbane's inner east, will contain a substantial list of minor defects and maintenance items. This is not a cause for alarm. Cracked render on external masonry, minor rust on roof sheets, subfloor ventilation that could be improved, weathered and checked timber on verandahs and staircases, stiff or difficult doors, aging silicone seals around wet areas, and paint that is overdue for refreshing are all entirely normal for properties of this age and construction type. A report that lists 25 minor items is a very different document to one that identifies major structural movement or active termite infestation.

Read every report from start to finish, paying careful attention to the category assigned to each finding. Then call the inspector directly. Good inspectors are willing to talk through their reports in plain language, explain what they found in context, and tell you which items they would prioritise if it were their purchase. That conversation is often more useful than the written report itself.

Termites: what to look for and what to do

Active termite infestation is the finding that buyers fear most, and with good reason. Subterranean termites, the species most common in southeast Queensland, can cause severe structural damage and do so silently and often invisibly until the damage is well advanced. If the pest report identifies live termite activity anywhere on the property, you need a licensed termite management company to attend, assess the full extent of the activity and damage, and provide a written treatment and management plan with a cost estimate before you proceed with the purchase.

Past termite activity, meaning evidence of a previous infestation that has since been treated, is extremely common in Brisbane homes and is considerably less alarming. The relevant questions are: has the previous treatment been documented, what type of management system (chemical barrier or baiting system) is currently in place, and is it within its warranty period? Ask the vendor to provide documentation of any previous treatment. If a baiting system is installed, confirm whether it is active and maintained. A well-managed property with a history of termite activity but a current, documented management program is a very different situation from a property with active live termites and no program in place.

Choosing your inspector

Not all building and pest inspectors are equal. In Queensland, building inspectors are required to hold a current QBCC licence in the appropriate category. Pest inspectors must hold a current licence under the Queensland Health Regulation. A combined inspection conducted by one company using two separately licensed inspectors is the standard approach and is generally fine, but make sure both components are covered and that the inspectors are genuinely licensed, not just operating under someone else's credentials.

The cost of a combined inspection in Brisbane typically ranges from $450 to $750 depending on the size and complexity of the property. Do not choose an inspector purely on price. An inspector who misses a significant defect will cost you far more than the difference between a $400 and a $650 report. Ask your agent or solicitor for a referral, look for inspectors with verifiable recent experience in the construction types common to the suburb you are buying in, and check that they carry professional indemnity insurance.