Choosing the Right Building & Pest Inspector Matters More Than You Think

Building and pest reports are a critical part of due diligence and can save you from costly surprises after settlement. However, not all inspection reports are created equal, and we’ve seen firsthand how relying on the wrong inspector can lead to serious issues being missed.

‍

Not All Inspectors Are Created Equal

To put it bluntly, there are some inspection companies we no longer accept reports from – simply because they have a consistent track record of overlooking significant problems. Some inspectors, alarmingly, have no background in building or construction at all and without that practical experience, they often don’t know what to look for, or worse, don’t understand the implications of what they’re seeing, or missing.

This creates a dangerous gap. A report may appear thorough on the surface, but if key issues are missed or misunderstood, it can give buyers a false sense of security.

A clean report does not always mean a clean property.

‍

We recently had two separate cases that highlight just how crucial it is to choose a reputable and experienced inspector:

How Missing a Major Plumbing Issue Could have been Catastrophic

In the first case, prior to signing up with us, a buyer purchased a building and pest report from an inspector who had cleared the property with no major concerns. However, based on our experience, we weren’t entirely comfortable relying on that report alone, so we organised a second inspection with a more trusted and experienced inspector.

The result was significantly different.

The second inspection identified rising damp — a key warning sign that prompted further investigation. A follow-up plumbing inspection revealed between $30,000–$50,000 worth of repairs!

None of this had been mentioned in the original report. Had the buyer relied solely on the first inspection, they would have purchased the property without any awareness of these issues.

We should note, this did not stop us from purchasing the property on behalf of our clients, this was an expense they were willing to take on. However, they were able to make an informed decision on how much they were willing to pay for the property to offset this discovered expense.

‍

What Happens When an Inspector Overlooks Active Termites?

The second case was even more alarming. The initial inspection report showed no sign of termite activity. But this particular inspector has been known to miss termites in the past, so we arranged another independent inspection.

This time, the findings were very different.

Evidence of past termite activity was discovered, including termite mudding and damage in the subfloor. The inspector recommended an invasive termite inspection to assess potential hidden structural damage.

Notably, there had been no mention whatsoever of termite activity in the original report.

We proceeded with the invasive inspection, which ultimately confirmed the damage was limited and manageable. This was a positive outcome for the buyer, as it meant they could proceed with confidence rather than uncertainty. However, without that second inspection, the buyer would have been making a decision without a complete understanding of the risk.

‍

What This Means for Buyers

These situations aren’t rare and they serve as a serious reminder:

Just because a property has a building and pest report doesn’t mean you’re in the clear.

You must consider:

Who did the inspection?

Do they have building experience? Are they known for thorough, detailed work? How long have they been in the business?

What’s their reputation?

Some companies are known in the industry for rushing inspections or missing key issues.

Is the report overly vague or generic?

A lack of detail, minimal photos, and/or generic copy and paste notes throughout could be a red flag. A strong inspector doesn’t just note issues — they explain implications.

‍

How to Choose the Right Inspector

Choosing the right inspector can make a significant difference to both your risk and your negotiation position.

Look for inspectors who:

• Have hands-on experience in construction or trades
• Provide detailed, property-specific reports (not generic templates)
• Are willing to explain findings clearly and answer questions
• Have strong recommendations from industry professionals, not just online reviews

‍

Our Advice

We strongly recommend only trusting independent building and pest inspections from qualified professionals with a background in construction and a reputation for thorough, honest reporting. Spending a little more upfront on the right inspection can save tens of thousands of dollars  and potentially prevent serious long-term issues and stress.

In many cases, the goal isn’t to walk away from a property, but to:

• Understand the true condition
• Identify potential risks
• Make an informed decision about price and terms

A building and pest report isn’t just a formality, it’s a critical decision-making tool. And like any tool, its value depends entirely on the person using it. If you’re unsure who to trust, reach out to us. We work with some of the most reputable inspectors in the industry and can point you in the right direction.

‍

‍