The inspector you’d trust before your first offer.
Two vetted inspectors with full PI insurance + real-builder credentials. More being added as they pass our standard. Free shortlist within 24 hours.
Three steps. One trusted inspector.
Founder-vetted. Insurance + licence checked.
- 1Tell us about the property.30 seconds. Address, state, urgency.
- 2We match you to a vetted inspector.2 partners today. More added as they pass our standard.
- 3Direct contact within 24 hours.Written quote, turnaround commitment, sample report.
Insured. Licensed. Tell-it-straight reports.
Full PI cover
Every shortlisted inspector holds current Professional Indemnity insurance — we verify the certificate of currency from the actual insurer, not just their word.
State-credentialed
Builder’s licence or building consultant registration verified with the state regulator (WA BP104751, NSW Fair Trading, QBCC, etc) before shortlisting.
AS 4349.1 reports
We only shortlist inspectors whose reports cite Australian Standard AS 4349.1, include photographic evidence, and have a contactable signature on the cover page.
Every defect, every photo.Before you sign.
Industry average: 14 defects found per inspection. ~20% of inspections find issues costing $10,000+ to fix. The inspection is the cheapest line item in the entire purchase.
Two passing our standard. More on the way.
These two have cleared our standard — licensed, insured, transparent reporting, real client reviews. We’re actively vetting more inspectors across other states. As each one passes the bar, they get added here.
We’re thorough, we explain what we find on-site, and we stand behind our reports with a 90-day warranty and 200% service guarantee.
Inspect It FIRST — Sydney + regional NSW
5 stars. Dale was quick to respond and Tony conducted the inspection — very thorough, professional, knowledgeable, took the time to explain his findings clearly. The report was detailed and delivered quickly. Highly recommend Inspect It FIRST.
Communication was excellent. From the initial emails with Kristy to the call from Tony to walk through our report, the interaction was positive and professional. Definitely made purchasing our home easier.
Real builders, not just inspectors. We tell you what to fix, why it matters, and the things most inspection reports miss.
WA Building Inspections — Perth + WA only
Dean was incredibly thorough. He explained what he was inspecting and outlined exactly what needed to be addressed — and why. The insight on things that wouldn’t even be covered in a standard PCI really stood out. Report delivered within minutes of payment. Would definitely use again.
Quick to respond, very detailed and thorough inspection followed by a comprehensive report — easy to read, supported by photographic evidence. Great peace of mind that there was no stone unturned.
Not sure which one — or outside their coverage area?
What does a building inspector actually check?
A pre-purchase building inspection is a visual, non-invasive assessment of a property’s condition by a licensed inspector against Australian Standard AS 4349.1. For a typical 3-bedroom house it takes 2–3 hours on-site, with a 20–40 page written report delivered within 24–48 hours.
Inspectors check:
- Structural elements — footings, walls, framing, roof structure (where accessible).
- Roof exterior — gutters, flashing, tiles or sheeting, eaves and downpipes.
- Internal walls + ceilings — cracks, water damage, suspect repairs.
- Wet areas — visible plumbing, drainage, waterproofing visual check.
- Subfloor + roof void if accessible — termite damage signs, ventilation, insulation.
- External structures — decks, retaining walls, fences, pool area perimeter.
A standard building inspection does not include pest activity (separate report), pool safety compliance, asbestos identification, electrical wiring inside walls, plumbing pressure testing, or council planning compliance. If any of these are concerns for your property, book them as add-ons or specialists.
Building inspection cost in Australia, by type + city.
Indicative ranges from AS 4349.1 inspections, May 2026. Add 10–30% for auction-week urgency. Always get a written quote with PI insurance certificate before booking.
| Inspection type | Low | Typical | High | Standard |
|---|---|---|---|---|
| Building only (standard house) | $300 | $450 – $550 | $700 | AS 4349.1 |
| Building + Pest combined | $400 | $550 – $750 | $900 | AS 4349.1 + AS 4349.3 |
| New build — PCI / Handover | $440 | $495 – $650 | $900+ | Snag list pre-handover |
| Dilapidation report | $500 | $800 – $1,500 | $2,500+ | Boundary/neighbour build risk |
| Thermal imaging add-on | $100 | $150 – $250 | $400 | Hidden moisture + insulation |
| City / region | Typical range | Notes |
|---|---|---|
| Sydney inner | $700 – $900 | Higher end nationally; combined B+P |
| Sydney outer + regional NSW | $550 – $750 | Combined B+P |
| Melbourne inner | $600 – $800 | Combined B+P |
| Melbourne outer + regional VIC | $500 – $700 | Combined B+P |
| Brisbane + Gold Coast | $500 – $700 | Pest component is critical (termite zone) |
| Perth | $450 – $650 | Lower pest pressure; building scrutiny key |
| Adelaide | $400 – $600 | Combined B+P |
| Regional (any state) | $400 – $600 + travel | +travel surcharge >50km |
Building vs pest vs combined — which do you need?
- Structural elements + roof + walls
- Wet areas, drainage, visible plumbing & electrical
- Subfloor + roof void if accessible
- $300–$700 for a standard house
- AS 4349.1 compliant
- Active termite + borer activity
- Prior termite damage signs
- Moisture, timber-to-soil contact
- $200–$350 for a standard house
- AS 4349.3 compliant
How to vet a building inspector — 5-step checklist.
- Verify the state licence. Builder’s licence number (WA Building Practitioners Board, NSW Fair Trading, QBCC, etc) — look them up on the regulator’s public register. No licence = walk away.
- Demand the PI insurance certificate of currency. Minimum $1M cover, from the actual insurer (not just “we’re insured”). Without PI, your only recourse for a missed defect is a small-claims case against a sole trader.
- Ask for a sample report. A quality report runs 20–40 pages with photographic evidence on every issue and references AS 4349.1. Anything under 15 pages or without photos is a tick-and-flick — find someone else.
- Confirm the on-site walk-through. Best inspectors invite you to the last 30 minutes on-site to walk through findings in person. Confirm this is included, not an extra.
- Check turnaround commitment. 24-hour written report is the standard. For auction-week, you need same-day to 48-hour turnaround — confirm in writing before paying the deposit.
NestPath verifies all five on every inspector before shortlisting. Tell us your property and we’ll match you to one we’ve already cleared. Read the full pre-purchase inspection guide.
Frequently asked questions
How much does a building inspection cost in Australia?
A standard pre-purchase building inspection costs $400–$700 in most Australian capital cities. Sydney sits at the upper end ($450–$700), Melbourne and Brisbane slightly lower ($350–$650). A combined building + pest inspection costs $500–$900. A new-build Practical Completion Inspection (PCI) costs $400–$600. See the full cost table above.
How much does a building and pest inspection cost?
A combined building + pest inspection costs $500–$900 across most Australian capitals. Brisbane and Perth typically run $450–$750, Melbourne $500–$850, Sydney $550–$900. The combined report is usually cheaper than booking the two separately. For first home buyers in QLD and northern NSW (high termite-risk zones), the combined report is non-negotiable.
What is the difference between a building inspection and a pest inspection?
A building inspection (AS 4349.1) checks structural and visual condition — roof, walls, floors, plumbing visible, electrical visible, subfloor if accessible. A pest inspection (AS 4349.3) specifically checks for active termite activity, prior damage, borers, and moisture/timber-to-soil conditions that attract termites. Most firms partner to deliver a combined report. In QLD, NSW north coast, NT and Darwin, both are essential.
Do I need a building inspection if the property looks fine?
Yes. The industry average is 14 defects per inspection — including major issues invisible during a walk-through (roof leaks, drainage failures, electrical hazards, structural cracks). About 20% of inspections find issues costing $10,000+ to fix. On a $700,000 first home, a $500 inspection that catches one major problem you negotiate off the price typically returns 20–50x the inspection cost.
Can I attend the building inspection?
Yes — and you should. A good inspector welcomes you on-site for the final 30 minutes to walk through findings in person, point at the issues, and answer questions. This is dramatically more useful than reading the written report cold. Confirm with the inspector when to arrive and whether the on-site walk-through is included in the quote.
When in the buying process should I book the building inspection?
Book the inspector the moment you make a serious offer or before you bid at auction. For private treaty: the inspection clause in the contract typically gives 5–10 business days from exchange to obtain a satisfactory report. For auction: the property is unconditional the moment the hammer falls, so the inspection MUST happen before auction day. Good inspectors hold 24–48 hour slots for auction-week bookings.
Can I get an emergency building inspection within 48 hours for an auction?
Yes — most professional inspection firms hold 24–48 hour slots specifically for auction-week bookings, and the inspectors we shortlist confirm their turnaround commitment up front. Expect a 10–30% urgency premium ($50–$150 on top of the standard fee). The shortlist email we send you includes each inspector's typical auction-week turnaround and any urgency surcharge so you can compare apples to apples.
What does a building inspector actually check?
Structural elements (footings, walls, framing, roof structure), the roof exterior (gutters, flashing, tiles or sheeting), exterior cladding and render, doors and windows, internal walls and ceilings (cracks, water damage), floors and flooring, kitchens and bathrooms (visible plumbing, drainage, fixtures), wet areas (waterproofing visual check), electrical (visible only — not a full electrical safety check), plumbing (visible only — not pressure tested), subfloor and roof void (if accessible), external structures (decks, retaining walls, fences). Report references Australian Standard AS 4349.1.
What does a building inspector NOT check?
A standard building inspection does NOT cover: pest activity (separate report), pool safety compliance (separate), asbestos identification (separate hazmat survey if pre-1990), electrical wiring inside walls or compliance to current AS/NZS 3000, plumbing pressure testing or pipe condition inside walls, septic systems, swimming pool structure or equipment, smoke alarm compliance (some states), council planning compliance or unapproved structures. Book these as add-ons or separate specialists if concerns apply.
How do I check if a building inspector is qualified and insured?
Three things to verify. (1) State licence — builder's licence or building consultant registration in their state (WA Building Practitioners Board, NSW Fair Trading, QBCC etc). (2) Professional indemnity (PI) insurance — minimum $1M coverage; ask for the certificate of currency from the actual insurer. (3) Membership of a peak body — Master Builders Australia, HIA, AIBS, or IBQA. NestPath verifies all three on every shortlisted inspector.
What is professional indemnity insurance and why does my inspector need it?
PI insurance covers the inspector if a defect they missed in their report later costs you money to repair. Without PI, your only recourse for a missed defect is a small-claims court case against a sole trader — almost never recoverable. PI cover typically pays out up to $1–5M per claim. Both current NestPath partners (Inspect It FIRST: 200% Service Guarantee + 90-day inspection warranty; WA Building Inspections: BP104751 licence + Price Beat Guarantee) carry full PI cover.
How long does a building inspection take?
A standard pre-purchase inspection of a 3-bed house typically takes 2–3 hours on site, plus 2–3 hours writing the report. Good inspectors deliver the written report within 24 hours of inspection — some same-day. A combined building + pest inspection adds 30–45 minutes on-site for the pest specialist. A new-build PCI takes 3–4 hours because there are more elements to check. Be wary of operators promising sub-1-hour inspections — that's a tick-and-flick.
What does a good building inspection report look like?
A quality report runs 20–40 pages and includes: an executive summary categorising findings as Major Defect / Minor Defect / Maintenance / Safety Hazard, photographic evidence for every issue, reference to Australian Standard AS 4349.1, recommendations for further specialist investigation where the inspector couldn't access an area, and a contactable signature with licence and PI insurance details on the cover page. Ask for a sample report before booking — every reputable inspector will send one.
Can I use my inspection report to negotiate the price down?
Yes — that's one of the highest-leverage uses of the inspection. If the report identifies major defects, you can renegotiate the contract price down by the cost-to-remedy, ask the seller to fix the issues before settlement, or withdraw under the inspection clause during the cooling-off period. Focus on items costing $5,000+ to fix — don't over-stretch on minor cosmetic issues. A well-handled negotiation off one report often returns 10–50x the inspection fee.
Is the cheapest inspector always a bad choice?
Not always — but the lowest-quoted inspector typically gives the shortest report (8–12 pages vs the 25–40 you should get), spends 60–90 minutes on site (vs 2–3 hours), and carries the minimum legally-required PI insurance. The cost difference between a quick-tick inspector ($300) and a thorough one ($550) is $250 on a $700,000 purchase — 0.04% of property value. Don't optimise the wrong line item. Ask for a sample report before booking.
What is a PCI (Practical Completion Inspection) for a new build?
A PCI is the final inspection you do BEFORE handover from your builder for a new-build home. The inspector checks every fitting, finish, fixture and surface — listing every defect, scratch, paint imperfection or non-conformance with your contract. The builder is then obligated to fix everything on the snag list before you accept handover. A thorough PCI by an independent inspector typically identifies 40–100+ items and is the single most valuable thing you can spend $400–600 on as a new-build buyer.
Do you only have two inspectors?
Right now, yes — these two have passed our standard (full PI insurance, transparent reporting, photographic evidence, verifiable client reviews) and we're open about that. We're actively vetting more inspectors across other states and metros; as each one clears our standard we add them to the shortlist. We'd rather show you two we'd trust personally than ten we can't vouch for. If your property is outside our two current partners' coverage, we'll tell you so honestly and point you to your state's Master Builders or AIBS member directory.