What the report actually is
A building and pest report is a visual inspection of the property by a licensed inspector, carried out to the Australian Standard AS 4349.1. It records the condition of the structure and any evidence of timber pests on the day of inspection. It is a snapshot, not a warranty — and reading it well matters more than most buyers expect.
The five categories
- Major defect — significant repair or further specialist investigation needed; the findings that move negotiations.
- Minor defect — wear, weathering and small faults; present in almost every home, especially older ones.
- Monitor / maintenance — not a defect today, but something to watch or maintain.
- Safety hazard — items needing prompt attention regardless of cost, from loose balustrades to exposed wiring.
- Not inspected — areas the inspector couldn’t access. Don’t skim these: they are where follow-up questions live.
Read the conclusion like an inspector
Good reports state whether the number of major and minor defects is high, typical or low compared with similar homes of the same age and construction. That comparison is the point. A 1990s home with a long list of minors can be perfectly normal; a single structural major outweighs twenty cosmetic minors.
Noise versus red flags
Weathered sealant, hairline render cracks and tired paint are noise. Structural movement, active termite activity, moisture readings in wet areas and roof-structure issues are not. The skill is separating the two before emotions — either panic or attachment — make the call for you.
From findings to negotiation
Major findings become negotiation when they are documented: a repair quote, a clear technical description, and a written request to the seller’s agent. That is the difference between “the report scared us, can we get a discount?” and a case a seller can actually agree to. This is where a buyer’s agent earns their keep — we coordinate the inspector, read the report with you, and run the negotiation on the evidence.
This article is general information only and is not financial, legal or tax advice. Rules, prices and market conditions change — please seek advice from qualified professionals on your own circumstances.