Building and Pest Inspections: What First Home Buyers Need to Know

By Jason Given · 2026-08-16 · 7 min read

Why every first home buyer needs an inspection

You are about to spend $500,000-$800,000+ on a property. A building and pest inspection costs $400-$600 - less than 0.1% of the purchase price. That small investment can uncover structural defects, termite damage, rising damp, roof leaks, non-compliant renovations, and asbestos before you commit to the biggest purchase of your life.

Without an inspection, you are buying blind. The property might look perfect during a 20-minute open inspection, but underneath the fresh paint and new carpet there could be tens of thousands of dollars in hidden problems.

In Adelaide's older suburbs - the inner south, inner west, and hills face zones - older properties commonly have issues that are not visible during a walk-through. Cracked foundations, deteriorating roofing, subfloor moisture, and previous termite damage are all things that only a qualified inspector will find. Even newer properties in developing areas can have drainage problems, poor workmanship, or incomplete builds that need addressing.

What building inspectors check

A qualified building inspector will systematically work through the entire property. Here is what they assess:

• 1.Structural integrity - foundations, load-bearing walls, floor levels, cracking patterns. The inspector looks for signs of movement, subsidence, or structural failure that could be costly to repair.
• 2.Roof and guttering - condition of roof tiles or sheeting, flashing, gutters, downpipes, and ceiling cavities. Roof replacement alone can cost $10,000-$25,000, so knowing its condition upfront matters.
• 3.Moisture and drainage - rising damp, water staining, subfloor ventilation, stormwater management. Poor drainage is one of the most common issues in Adelaide properties and can lead to long-term structural damage if not addressed.
• 4.External elements - retaining walls, fencing, driveways, decking, pergolas. These are often overlooked but can be expensive to repair or replace.
• 5.Plumbing visible points - taps, toilets, hot water system age and condition. The inspector checks what is accessible without opening walls.
• 6.Electrical visible points - switchboard condition, safety switches, visible wiring. Outdated electrical systems can be a safety risk and costly to upgrade.
• 7.Non-compliant additions - unapproved renovations, structures without council approval. These can create legal and insurance headaches down the track.
• 8.Asbestos risk - common in Adelaide properties built before 1990. The inspector will identify materials likely to contain asbestos and note whether they are in a safe condition or need removal.

What pest inspectors check

A pest inspection focuses specifically on timber-destroying pests, primarily termites. The inspector uses a combination of visual assessment, moisture meters, and thermal imaging to check for:

• ✓Active termite infestation - live termites, mud tubes, damaged timber. Active infestations need immediate treatment and can indicate significant structural damage already done.
• ✓Evidence of previous termite damage - treated or untreated. Past damage does not necessarily mean current problems, but it shows the property is in a termite-prone area and may need ongoing protection.
• ✓Conditions conducive to termites - poor drainage, timber-to-ground contact, garden beds against walls, stored timber near the house. These conditions increase the risk of future infestation.
• ✓Borer damage in timber framing - less common than termites but still a concern in older Adelaide homes with untreated timber.

Adelaide suburbs with high termite risk include areas with established trees and older housing stock. If you are buying in these areas, a pest inspection is not optional - it is essential.

What it costs in Adelaide

Here is what you can expect to pay for inspections in Adelaide in 2026:

• •Combined building and pest inspection: $400-$600
• •Standalone building inspection: $300-$500
• •Standalone pest inspection: $150-$300
• •Pre-auction inspection: $400-$600 (same scope, done before you bid)
• •New build / practical completion inspection: $300-$500

Always get a combined building and pest inspection. It is cheaper than booking them separately and the inspector checks both on the same visit, saving you time and giving you a complete picture in one report.

How to use the results

The inspection report is not just a checklist - it is a negotiation tool. How you use it depends on what the inspector finds:

• •Minor issues (cosmetic defects, worn fixtures) - usually not worth negotiating over. Every property has minor issues and raising them can sour the relationship with the vendor unnecessarily.
• •Moderate issues (aging roof, old hot water system, minor drainage) - negotiate a price reduction of $2,000-$10,000 to cover repair or replacement costs. Get quotes for the work so your negotiation is backed by real numbers.
• •Major issues (structural cracking, active termites, rising damp, non-compliant additions) - either negotiate a significant price reduction, request the seller fix the issues before settlement, or walk away entirely.

Your conveyancer should review the inspection report and advise on the best approach for your specific contract. They can help you understand your rights and the most effective way to negotiate.

Timing the inspection

When you book the inspection matters just as much as whether you get one. The timing depends on how you are buying:

• •Private sale: Book immediately after signing the contract. SA cooling-off is 2 business days - you need the report before it expires so you can withdraw if necessary without penalty. Most inspectors can turn around a report within 24-48 hours.
• •Auction: Consider a pre-auction inspection. There is no cooling-off after auction, so you need to know about issues before you bid. Yes, you might spend $400-$600 on a property you do not win - but that is far better than winning a property with $50,000 in hidden problems.
• •Off-the-plan: Book a practical completion inspection before settlement to check the finished product matches the contract specifications. This is your chance to identify defects and have them fixed before you take ownership.