What Do Building Inspectors Look For? Perth WA Guide
The Hard Truth About Perth Property
Last month, I was in Baldivis inspecting three different homes. Know what they all had in common? The same hidden nightmare waiting to happen – cracked eaves and moisture in the roof frames. None of this showed up in those glossy listing photos, and the buyers? They were about to walk into what they thought were move-in ready homes. Instead, they were facing thousands in repairs they never budgeted for.
Look, I'm not trying to scare you. But if you're buying in Perth, here's the honest truth: what you can't see absolutely can hurt you – and your wallet.
That's why a proper building inspection isn't just another box to tick. Whether you're eyeing up a character home in Fremantle or a brand-new build in Ellenbrook, knowing what we actually look for might be the difference between your dream home and a money pit.
I wrote this guide to pull back the curtain on what happens during a pre-purchase building inspection in WA. We'll cover everything from what ends up in your report to how we spot those sneaky termites and structural issues that could torpedo your purchase.
Because in Perth's property market, knowledge isn't just power – it's protection.
Why Building Inspections Matter in WA
Western Australia throws unique challenges at homeowners that you just don't see elsewhere. Take Armadale with its reactive clay soil. As the seasons change, that ground expands and contracts, silently putting stress on foundations until those hairline cracks start appearing. Or consider suburbs like Rivervale and Bayswater, where the perfect storm of moisture, timber, and hidden spaces creates a termite paradise.
A building inspection in Perth isn't just going through motions – it's your first line of defense against issues that are baked into our local conditions.
Beyond the practical side, getting a pre-purchase inspection is just smart due diligence. Before you sign away your life savings, wouldn't you want to know if the place is structurally sound and not secretly being eaten from the inside out?
We follow strict Australian standards when inspecting:
AS 4349.1 covers pre-purchase building inspections – this is our blueprint for checking everything from major structural elements to minor defects.
AS 4349.3 governs timber pest inspections – absolutely crucial in Perth's older suburbs where termite risk is high.
Whether we're catching slab movement before it becomes a disaster or spotting early termite activity, a proper inspection gives you bargaining power – and lets you sleep at night after making one of life's biggest investments.
What Do Building Inspectors Look For?
So what do we really look for when we're poking around your potential new home? At Descom, we've developed a comprehensive checklist based on national standards and years of Perth-specific experience. Here's what we're focusing on:
The Structural Integrity
Perth homes face unique pressures – from that shifty clay soil in Armadale to salt-laden coastal winds hammering Rockingham properties. We pay special attention to:
Foundation settlement and cracks
Wall alignment (is anything bowing or cracking?)
Uneven or sloping floors (that ball rolling to one corner isn't normal)
Sagging roof lines or frame movement
These aren't just minor issues – they're warning signs that could end up costing you tens of thousands to fix. That's why a proper structural inspection is the heart of what we do. We're trained to spot those early-stage settlement cracks that an untrained eye might miss.
Timber Pests & Termite Activity
A timber pest inspection in WA goes way beyond just looking for bugs. We're reading the subtle signs:
Mud leads or damaged skirting boards
Timber that sounds hollow when tapped
Excessive moisture around slab edges or in subfloor areas
Compromised termite barriers
In Perth's termite-prone zones, these signs could be the difference between a maintenance issue and needing to rebuild. We also use thermal imaging and moisture meters to detect what's happening behind walls – without destroying your potential new home.
Water and Moisture Damange
Finding moisture problems in WA homes is critical, especially in places like Fremantle where older homes often suffer from rising damp. We carefully check:
Shower recesses, kitchens, and laundry wet areas
Areas beneath windows and eaves
External cladding and flashings
Ceiling stains that might indicate roof leaks
Even minor water ingress can trigger mould, timber rot, or attract termites. That's why we never skip this part of the inspection.
Common Building Defects
Our hot-and-cold climate accelerates wear and tear. We commonly find:
Rusted lintels above windows and doors
Poorly sealed windows letting in water
Cracked cornices (which might signal movement)
Non-compliant workmanship
These common building defects aren't always structurally dangerous, but they will hit your wallet. My job is to give you the complete picture – not just the scary bits.
What areas of property are covered during building inspection?
A quality Perth property inspection report isn't just about what we find – it's about being thorough about where we look. Following AS 4349.1 guidelines, our inspections are visual and non-invasive. We assess all areas that we can safely access at the time of inspection.
Here's what we cover:
Building Interior & Exterior
We check floors, walls, ceilings, windows, doors, and external cladding for damage, misalignment, or movement signs. We're looking for those telltale hairline cracks or gaps that suggest the house is under stress.
Roof Space
Roof space inspections often reveal issues invisible from below, like:
Displaced insulation
Cracked or damaged roof trusses
Evidence of leaks or condensation
Signs of pests or rodent activity
This is where our thermal imaging and moisture detection tools really earn their keep.
Subfloor (Where Possible)
In older homes with suspended timber floors, we get underneath to check:
Ventilation (poor airflow can cause big problems)
Moisture levels
Potential pest entry points
Timber condition and support post integrity
These hidden areas often harbor everything from termites to rising damp.
Outbuildings, Garages & Carports
We assess detached structures for safety, weatherproofing, and general condition. Don't overlook these areas – repairs here can still impact your property's value and usability.
The Surrounding Property (up to 30m)
This includes fences, drainage, water flow, and tree proximity – all factors that can affect your foundation health or pest risk.
Every home is different, and so is every inspection. Whether you're looking at a coastal property or a suburban family home, our goal is to give you a clear, actionable report you can actually use to make decisions.
What’s Included in an Inspection Report
A quality inspection isn't about finding problems – it's about giving you a clear, detailed report that helps you make smart decisions. That's exactly what you'll get with a Descom building inspection report.
Whether you're buying, selling, or just checking your home's condition, our reports are designed to be thorough without overwhelming you.
Here's what to expect:
What's Included
Clear Summary of Major & Minor Issues
We separate the urgent concerns from cosmetic flaws so you know what actually matters.Risk Ratings
Each issue is marked as low, moderate, or high risk – giving you context, not just a problem list.Photos & Diagrams
Visual evidence with clear markings, so you can see exactly what and where the problem is.Practical Maintenance Tips
Advice on how to prevent future damage and extend the life of your property.Next Steps & Recommendations
Including specialist referrals if needed for things like termite treatment or structural engineering assessment.
Our Service Promise
Fast Turnaround – We aim to deliver within 24 hours, often same-day.
Follow-up Inspections available if issues are found or repairs are made.
All reports comply with WA building inspection standards and are tailored to local construction methods.
When you're using your report to negotiate a better price, decide whether to walk away, or schedule urgent repairs, speed and clarity matter. That's why Perth homebuyers choose us – we give you real leverage, not just peace of mind.
How Long Does a Building Inspection Take?
If you're booking a building inspection in Perth, you're probably wondering how long it's going to take. The short answer? It depends on the property – but most inspections fall within predictable timeframes.
Typical Timeframes
What Affects Inspection Time?
Access issues: Limited access to roof spaces or subfloors can add time or restrict what we can inspect.
Problems discovered: If we find signs of moisture or potential termite activity, we'll spend more time investigating.
Property type: Weatherboard, brick veneer, heritage, and new builds all require different approaches.
Additional services: Thermal imaging, pest inspections, or follow-ups add depth – and time.
We never rush. We allocate time based on what's needed to ensure your pre-purchase inspection is thorough, not just quick.
And remember, while the on-site portion might take an hour or two, you'll typically get your full report within the same day. Learn more about Building Inspections in Perth
Types of House Inspections Offered
Not all homes – or buyers – have the same needs. That's why we offer various inspection types tailored to different stages, risks, and property profiles across WA.
Pre-Purchase Building Inspection (AS 4349.1)
This is our most popular service for buyers. It comprehensively covers all accessible structural and non-structural elements, identifying defects before you commit. It fully complies with AS 4349.1 standards.
Timber Pest Inspection (AS 4349.3)
Essential in Perth's termite-prone zones, especially older suburbs and properties with subfloors. This inspection follows AS 4349.3 guidelines and identifies termites, borers, fungal decay, and conditions that might attract pests.
Thermal Imaging Inspection
Perfect for finding hidden moisture, insulation gaps, or pests in walls or ceilings without damaging the property. Our thermal imaging is especially valuable for newer builds and multi-story homes.
Construction Stage Inspections
For those building or buying off-plan. We inspect during key stages:
Slab down
Brickwork complete
Roof frame
Practical completion (PCI)
Each stage focuses on quality control, compliance, and catching faults early – ideal for keeping builders accountable.
Follow-Up & Special Purpose Inspections
Need a follow-up inspection after repairs or before a warranty ends? We tailor these reports for re-inspections, builder disputes, or even strata queries.
No matter where you are in your property journey, we have a specialized inspection to fit. And if you're unsure what you need – just ask. We're always happy to advise.
Why Local Knowledge Makes All The Difference
Building inspections aren't just about ticking boxes – they're about understanding where and why problems happen, especially in a place as varied as Western Australia. That's why choosing a local team can make all the difference.
At Descom, we don't just inspect properties – we know their postcode quirks inside out.
Cracks in Baldivis? We've Seen Plenty.
Our inspectors know Baldivis inspection challenges like the back of their hand – often caused by expanding clay soils and shallow footings. We've caught subtle foundation shifts here that interstate inspectors would have missed completely.
Termites in Perth's Character Suburbs
From Mt. Lawley to Bayswater, Perth's termite-prone zones are filled with homes built before modern termite barriers were standard. That means higher risk – and why you need someone who knows what to look for.
Rising Damp in Fremantle's Heritage Gems
The character and charm of Fremantle's older homes come with a cost: many lack proper subfloor ventilation or damp-proof coursing. We regularly spot rising damp issues in Freo homes, often cleverly hidden behind recent cosmetic renovations.
Leaky Roofs in Canning Vale
Even modern developments like Canning Vale aren't problem-free. We've repeatedly seen issues with roof leaks in the area, typically due to poor flashing details or blocked box gutters in newer builds.
It's Not Just What We Know – It's Where We've Been
Because we inspect properties across Perth daily, we bring geographic context to every report. Whether you're concerned about settlement cracks in an old terrace or checking a fresh slab in Ellenbrook, we tailor our advice based on local soil, climate, and building practices.
Don't Guess – Get It Inspected
When it comes to buying or maintaining a home in Western Australia, assumptions can be expensive mistakes. The best decisions come from solid information – and that starts with a trusted building inspection from professionals who know Perth inside out.
Whether you're reviewing a pre-purchase inspection, checking for moisture or termites, or simply want the peace of mind that comes from an expert assessment, Descom's team is here to help.
We don't deal in scare tactics – just straight, evidence-based advice and clear, actionable reports that help you confidently move forward.
FAQ
What do building inspectors look for during a house inspection in WA?
Building inspectors assess structural integrity, moisture issues, timber pest activity, roof and subfloor conditions, and compliance with Australian Standards.How long does a building inspection take in Perth?
Most inspections take 60 to 90 minutes, depending on the property size, age, and accessibility.What is included in a Perth property inspection report?
Reports include major and minor defect summaries, photos, risk ratings, maintenance advice, and follow-up recommendations — often delivered the same day.Are timber pest inspections included in a pre-purchase inspection?
Not always — timber pest inspections in WA are typically offered as a separate but highly recommended service under AS 4349.3.Do building inspectors check for termites in Perth homes?
Yes, if a termite inspection Perth service is booked. Inspectors check for live pests, past damage, and conditions conducive to infestation.Can a building inspection detect roof leaks or water damage?
Yes — visual signs, moisture meters, and thermal imaging help identify roof leaks in Canning Vale or rising damp in older Fremantle homes.What are common building defects found in WA homes?
These include wall cracks, poor drainage, rusted lintels, leaky roofs, and signs of foundation movement, especially in clay-rich suburbs like Armadale.Is thermal imaging part of a standard building inspection?
Not by default. Thermal imaging building inspection is an advanced add-on used to detect hidden moisture, insulation issues, or pests.Do I need a building inspection for a new home in Perth?
Absolutely. Construction-stage defects can be just as costly. We recommend slab, frame, and PCI inspections for all new builds.How much does a building inspection cost in Perth?
Costs vary, but most standard inspections range from $350 to $600, depending on the property and scope. Package deals are available for combined services.