Why Building & Pest Inspections Are Critical When Buying Any Property — Established or Brand New
Buying a home is one of those life moments that feels big.
Huge, actually.
Exciting… but also a little terrifying.
And because it’s such an emotionally charged decision, people often forget one uncomfortable truth:
The real cost of owning a home isn’t just the purchase price — it’s what comes after.
Realestate.com.au published a piece on 22 November 2025 titled “How Much Your Home Will Really Cost You,” and it’s a reminder that the biggest financial shocks usually happen after settlement.
Not before.
Not on auction day.
Not during the bank valuation.
After.
And here’s where most buyers get it wrong:
They think a building and pest inspection is optional.
A “nice to have.”
An extra cost.
Something they can save money on.
But if you look at what actually eats away at your bank account over the years — termites, leaks, rising damp, structural issues, poor workmanship, maintenance — you start to realise that a building and pest inspection isn’t a cost at all.
It’s protection.
Insurance.
A flashlight in a dark room.
As a buyer’s advocate, I’ve walked through thousands of homes across Australia. I’ve seen the things that make buyers fall in love… and the things that make them fall into financial nightmares.
Let’s talk honestly about why inspections matter — more than you might think.
Homes Are Expensive to Own — and Hidden Issues Make Them Even More Expensive
According to the realestate.com.au article, Australians are spending more on ongoing home expenses than ever before — not just mortgage repayments, but:
- repairs
- maintenance
- utilities
- insurance
- upgrades
- emergency fixes
- and all the “unexpected surprises”
You know what creates the biggest surprises?
Defects you didn’t know about when you bought.
A leaking shower that turns into mould.
A dodgy retaining wall that collapses after heavy rain.
Termites quietly eating your timber frame from the inside out.
Cracked roof tiles slowly letting water into your ceiling space.
Asbestos lurking behind bathroom walls.
These aren’t “minor problems.”
They’re five-figure blowouts that can hit your budget like a freight train.
A building and pest inspection helps you avoid — or at least prepare for — the real costs of homeownership long before they land in your lap.
Established Homes: What You Don’t See Can Hurt You
When people buy established homes, they walk in with their senses tuned to all the things that don’t matter financially — the polished floorboards, the fresh paint, the lovely curtains, the smell of coffee the agent put out just before the open.
But the things that do matter?
Most buyers walk right past them.
That’s what makes established homes risky.
They hold secrets.
1. Termites — The Silent Destroyer
The numbers are frightening:
1 in 5 Australian homes will be hit by termites at some point.
And most people have no idea until someone pulls off a skirting board or pokes a timber beam.
Termite damage isn’t always dramatic at first.
It’s subtle. Quiet. Hidden beneath floors, inside frames, behind walls.
And it is never covered by standard home insurance.
Repair bills?
Try $10,000 on the low end…
$20,000–$50,000 for moderate damage…
And over $100,000 for structural repairs in severe cases.
Termites can turn your “beautiful home” into a financial trap.
A pest inspection catches them before you do.
2. Water Damage — Australia’s Most Common (and Most Ignored) Property Issue
Water is the enemy of every home.
It finds every weak point:
- cracked roof tiles
- loose shower seals
- blocked gutters
- missing flashing
- plumbing issues
- leaky balconies
You might not see a single sign at open homes.
You’re too busy imagining Sunday breakfasts in that sunny kitchen.
But inspectors know where water hides — and they have tools to detect moisture behind walls, under floors, and inside ceilings.
Repairing water damage can cost:
- $2,000–$5,000 for minor issues
- $7,000–$15,000 for leaking showers
- $20,000–$40,000 for subfloor rot
- $30,000–$80,000 if structural timber is affected
Water damage is sneaky.
It grows. It spreads.
And by the time you notice, it’s too late.
3. Structural Movement — The Most Expensive Problem of All
Cracks are not always “just cosmetic.”
Inspectors check for:
- slab heave
- sinking stumps
- failing piers
- bowing walls
- roof frame issues
- unapproved building works
- previous “band-aid” repairs
Any one of these issues can run into five-figure costs to fix.
And here’s the kicker:
Buyers often miss them because they don’t know what they’re looking at…
and agents aren’t legally required to point them out.
Established homes carry character — and risk.
An inspection levels the playing field.
Brand-New Homes Are Not Safe Either — Here’s Why
People assume “new” means “perfect.”
It doesn’t.
In fact, Australia’s construction industry is currently under massive pressure:
- labour shortages
- rising material costs
- rushed deadlines
- overworked builders
- collapsing building companies
- inexperienced trades hired at low rates
And when pressure rises, quality drops.
A lot of new homes look incredible.
Shiny tiles. Fresh carpet. Modern kitchens.
But defects in new constructions are often hidden — and often worse.
Common Issues Found in Brand-New Properties
Professional inspectors regularly find:
- missing insulation
- incorrect roof installation
- leaking windows
- poor waterproofing
- drainage issues
- uneven flooring
- non-compliant electrical work
- structural bracing errors
- paint concealing workmanship issues
- incomplete termite barriers
- weak balcony construction
Many of these are not visible during a standard walk-through.
Brand-new doesn’t mean risk-free.
It simply means “not tested by time.”
Real Case Study — Melbourne
I was helping one of my clients recently buy a relatively new house (about 8 years old) in one of the best school zones in the South Eastern Suburbes,
The photos were perfect, one of the best pockets in an aspirational suburb.
The client was quite sure that this was the one and wanted to put an unconditional offer as the agent convinced him the other offers were unconditional.
I had helped a client buy an updated 40 year old property in the same suburb only a couple of days prior and managed to organise a building & pest inspection for both properties on the same day and I was concerned with the older property.
Fortunately the older one passed but the new one’s report came back listing:
- A collapsing roof
- Leaking windows making the water to collect in the subfloor
- In-correct tile work everywhere in the house and several other issues.
Because the offer was subject to satisfactory result on the we caught it in time before settlement.
If the buyer had skipped the inspection?
They would’ve owned all those problem and the repairs could have costed anywhere between $50,000 - $100,000.
Brand-new homes need inspections just as much — sometimes more — than older properties.
What an Inspection Actually Covers — The “Unsexy” Stuff That Saves You Money
A proper building & pest inspection includes:
Exterior
- Roofing
- Gutters
- Downpipes
- Brickwork and cladding
- Retaining walls
- Drainage
- External timber
Interior
- Walls, ceilings, floors
- Moisture detection
- Insulation
- Ventilation
- Windows and frames
- Doors
- Plumbing (visible areas)
- Safety hazards
Roof Space
- Structural integrity
- Leaks
- Insulation
- Ventilation
- Pest activity
Subfloor (if applicable)
- Timber condition
- Moisture
- Termite evidence
- Foundation issues
Pest-Specific Checks
- Active termites
- Past termite tunnels or damage
- Conducive environments (e.g., soil-to-timber contact)
- Nesting sites
This is not a quick walk-through.
It’s a technical assessment.
A health check for your property.
You learn:
- what’s wrong
- what might go wrong soon
- how much it will cost
- whether the property is a smart buy
- whether you should negotiate
- whether you should walk away
Knowledge is leverage.
Let’s Talk Money — Inspection Costs vs. Repair Costs
Here’s the part that always surprises people.
Inspection Costs
- Building & Pest (combined): $400–$900
- New-build defect inspection: $600–$1,200
Repair Costs
- Termite damage: $10,000–$50,000+
- Rising damp treatment: $10,000–$30,000
- Roof replacement: $12,000–$25,000
- Leaking balcony: $8,000–$20,000
- Structural repairs: $20,000–$100,000+
The math speaks for itself.
Skipping inspections doesn’t save money — it gambles with your future expenses.
Why Investors Need to Be Even More Careful
As a buyer’s advocate working with investors around Australia, I see a common mistake:
Investors get caught up in yield and capital growth… and forget that maintenance and defects can wipe out returns instantly.
For investors:
- repairs = reduced cash flow
- unexpected works = reduced yield
- tenant issues = vacancies
- structural issues = insurance problems
- defects = lower resale value
Buying a property with hidden defects is like buying a rental car with a broken engine — you won’t know until it’s too late.
An inspection protects your strategy, not just your wallet.
The Emotional Trap: Why Many Buyers Skip Inspections
People skip inspections for three reasons:
- Emotion (“I love this house!”)
- Fear (“The seller might pick another buyer.”)
- Naivety (“It looks new, so it must be fine.”)
But emotion doesn’t fix leaks.
Fear doesn’t repair termites.
And newness doesn’t guarantee quality.
Buying property requires clarity, not hope.
Inspections give you clarity.
A good property welcomes scrutiny.
A bad property collapses under it.
And you deserve to know which one you’re buying.
What If Your Inspection Finds Problems? (Good News: You Win Either Way)
A lot of buyers panic when a report comes back with issues.
But here’s the truth:
Almost every property has issues.
It’s about knowing which issues matter.
If the report shows defects, you can:
- negotiate the price
- request repairs
- delay settlement
- walk away if needed
- use the report as leverage
- budget properly
I’ve helped clients negotiate $5,000….$10,000…even $25,000 off a property thanks to inspection findings. Information is power.
Final Thoughts
Whether you’re buying a cosy old Queenslander, a 1970s brick veneer, a brand-new townhouse, or an off-the-plan apartment…
A building and pest inspection isn’t optional - It’s essential.
It protects you from the real costs of homeownership — the ones that hide beneath the surface.
If you’d like help interpreting inspection reports, choosing the right property, or avoiding expensive mistakes, I’m here to guide you.
As a buyer’s advocate, I help clients buy safely, confidently, and strategically.
A quick chat could save you thousands — and a whole lot of stress.