A building and pest inspection is a visual, non-invasive look at the accessible areas of a home, including visible signs of timber pest activity. The report can only describe what could be seen on the day. That is why preparation matters: a home that is easy to move through and easy to look into gives you a more complete report with a shorter list of limitations.
This guide is for owners arranging a building and pest inspection of a home they already own, for example before renovating or selling, or because of a specific concern. If you are buying, the same preparation applies to a pre-purchase inspection, with the difference that access is usually arranged through the selling agent rather than by you.
Why preparation matters
An inspection is carried out from the areas that can be reached safely and reasonably. Stored goods against a wall, a locked shed, a roof space hatch under a wardrobe, or a subfloor opening blocked by garden beds all become limitations in the report. Each one is an area we could not look at, and defects may exist there.
None of this is a fault on your part, and a limitation is not a finding against the home. It is simply a gap in what was visible. Preparing the home closes as many of those gaps as practical, so the report tells you more.
Before the day: the paperwork
Gather anything that describes the home's history. Useful items include:
- Previous inspection or pest reports, even if they are old.
- Details of recent building work, repairs or termite treatments, with any paperwork you received.
- Plans or drawings, if you have them, and any permits or certificates for work done on the home.
- Notes on anything you have noticed: a crack that has grown, a door that sticks, a damp smell, a soft patch in a floor.
You do not need to send all of this in advance, but having it ready means we can set the inspection up around the questions that matter to you. If you are not sure what paperwork you have or should have, our documentation assistance service can help you sort it.
Access: roof space, subfloor and the meter box
The roof space and the subfloor are inspected where there is safe and reasonable access, and they are often where the most useful observations come from. Before the day:
- Find the roof space access hatch and clear whatever sits under it. If it is inside a cupboard, empty the shelf below it.
- Find the subfloor access point, usually a small door or vent at the base of an external wall, and clear plants, pavers, stored timber or bins away from it.
- Make sure the meter box can be opened.
- Unlock sheds, garages, pool pump enclosures and any outbuilding that is part of the agreed scope.
- If a ladder is needed to reach an access point, let us know in advance.
If an access point simply does not exist, or is too small to enter safely, that is recorded as a limitation. It is better to tell us beforehand than to discover it on the day.
Clearing the interior
The inspection looks at walls, ceilings, floors, windows and doors in the accessible rooms. Heavy furniture does not need to be moved, but small changes make a real difference:
- Pull stored items away from the base of walls, particularly in wardrobes, laundries and garages.
- Clear the floor of wet areas so the base of showers, baths and vanities can be seen.
- Open blinds and curtains so windows and their frames can be checked.
- Make sure every room, cupboard and built-in robe can be opened.
- Lift floor rugs where you can, so the floor surface beneath is visible.
Where goods or furniture block an area, the report notes it as a limitation. Walls, floors and linings are never opened up, so there is nothing to prepare for in that respect.
Outside: the yard, the boundaries and outbuildings
The grounds close to the home, such as paths, retaining walls, fences and outbuildings, are included as agreed in the scope. To help:
- Trim back dense planting that sits hard against external walls, so the base of the wall can be seen.
- Move firewood, timber offcuts and garden materials away from the house. Timber in contact with soil close to a building is one of the conditions that can make timber pest activity more likely, so it is worth looking at anyway.
- Clear stored items from verandahs, decks and the area under raised floors.
- Tell us about anything beyond the boundary that concerns you, such as a neighbouring tree or drainage.
Pets, people and safety
Secure dogs and cats somewhere comfortable for the duration of the visit, and let us know about any animal that may be anxious around strangers. If there are known hazards on site, such as a loose step, an unstable retaining wall or an area of the roof that should not be walked on, tell us before we arrive.
If anyone in the home is unwell or has particular needs on the day, let us know and we will plan around them.
If the home is rented out
When the property is tenanted, arrange access with your property manager or the renter, with proper notice, and confirm keys and entry times. The renter may not know where the access points are, so pass on what you know about the roof hatch, the subfloor opening and the meter box. Clearing stored items is harder to arrange in a rented home, so expect a longer list of limitations and talk to us about what is realistic.
For rental properties, a rental inspection or a property condition report may be a better fit, depending on what you are trying to find out. Tell us the situation and we will point you to the right service.
What to tell us before we arrive
The most useful thing you can do is tell us the main question you want the inspection to answer. "I am about to renovate the bathroom and want to know what I am dealing with", "I noticed a crack above the back door", and "I want a general picture before I sell" each lead to a different emphasis on the day, within the same scope.
Also tell us:
- Any areas you are particularly worried about.
- Any previous termite treatment or pest activity you know of.
- Recent work on the home, even small jobs.
- How to get in, and who will be there.
On the day
The inspection is visual and non-invasive. We move through the accessible areas, including the roof space and subfloor where access allows, and take photos to support key observations. You are welcome to walk with us and ask questions, or to leave us to it.
Nothing is opened up, no fittings are removed, and nothing is sprayed or treated. If an observation needs a closer look, the report can recommend a specialist, such as a structural engineer for cracking and movement, or a licensed plumber or electrician for their trades.
After the inspection: reading the report
You receive a written report describing what was observed at the time of the inspection, with photos, a clear list of areas that could not be inspected and why, and items you may want to attend to or have a specialist look at. Start with the scope and limitations, then read the observations area by area. If anything is unclear, ask us. We would rather talk it through than leave you guessing.
Keep in mind that the report describes the home at the time of the inspection. Conditions can change afterwards, and timber pest activity in particular can start or become visible later. If signs of moisture or mould are noted, dealing with the cause early is usually the practical next step.
A checklist you can use
Print or copy this list the week before the inspection:
- Previous reports, treatment records and recent work details gathered.
- Roof space hatch located and the area beneath it cleared.
- Subfloor access found and cleared of plants, pavers and stored items.
- Meter box, sheds, garage and outbuildings unlocked.
- Items pulled back from the base of walls in wardrobes, laundries and the garage.
- Wet-area floors clear; blinds and curtains open.
- Planting, firewood and timber moved away from external walls.
- Pets secured; hazards noted for us.
- Access and keys confirmed, including with a property manager if the home is rented.
- Your main question written down, with any specific concerns.
If you are unsure whether we cover your suburb, check the service areas page or send an enquiry with the address and we will confirm what can be arranged. Common questions about choosing a service and preparing a property are also answered in the FAQs.
