Recently, we conducted an Independent Inspection on a house that had already undergone and received a Pre-Sale Building and Pest Inspection Report. The purpose of our Pre Purchase Building and Pest Inspection Reports was to provide a clear understanding of the current condition of the property for the prospective buyer in our comprehensive pre purchase report. We found that in doing so it highlighted a number of differences between our comprehensive report and the original report. These have been evaluated and detailed below to understand what a comprehensive Building and Pest Inspection Report should look like.
The Reports: A Snapshot
Their Pre-Sale Building and Pest Inspection Report:
Length: 26 Pages
Photos: 9 Photos
Safety Hazards Identified: None
Defects Identified:
1 “Major Defect”: Missing perimeter fence. (Not a usual defect within our reporting unless the installed fence is damaged or leaning etc.)
4 Minor Defects
Pest & Termite Findings: No termite workings found, 1 conducive condition
Inspection Recommendation: 12-month re-inspection
Our Independent Building and Pest Inspection Report:
Length: 76 Pages (50 more pages than the original report)
Photos: Well over 100 photos
Safety Hazards Identified: 1 – Missing smoke alarms
Defects Identified:
2 Major Defects:
Cracked/damaged tiles with a roof leak, and no sarking to prevent water ingress
Major damage to the shed
20 Minor Defects
Pest & Termite Findings:
Termite workings found
Incomplete termite management system
Unexplained trenching around the exterior of the property
Multiple conducive conditions
Inspection Recommendation: 1-month re-inspection
Key Comparisons of the Two Building and Pest Inspection Reports
Safety Hazards:
Pre-Sale Report: No safety hazards and no major defects were identified to the house, which may have led to a false sense of security for the buyer.
Our Report: Identified a major safety hazard—missing smoke alarms. This is a critical issue that could have serious implications, especially if the house is being marketed as compliant with safety standards.
Major Defects:
Pre-Sale Report: Identified only 1 major defect: a missing perimeter fence. This doesn’t affect the house’s structural integrity or livability and was a choice as to installation – not a damaged section of fence missing.
Our Report: Identified 2 major defects:
Cracked/Damaged Tiles with a roof leak and no sarking. This could lead to major water ingress, damaging the interior and creating long-term problems.
Major damage to the shed. If this shed was part of the sale or used for storage, this defect would affect the value of the property or the usability of this area.
Minor Defects:
Pre-Sale Report: 4 minor defects were flagged.
Our Report: We identified 20 minor defects, showing a much more detailed and comprehensive examination of the property. These could range from cosmetic issues to minor concerns that may not affect immediate habitability but could accumulate costs for repairs over time.
Pest and Termite Findings:
Pre-Sale Report: No termite workings were found, and only 1 conducive condition was mentioned.
Our Report: We uncovered termite workings, including an incomplete termite management system and unexplained trenching near the property. This suggests either past treatment was inadequate or that the property remains at risk of future termite infestations. We also found multiple conducive conditions, making it clear that pest control and prevention measures need urgent attention.
Recommendations:
Pre-Sale Report: The recommendation was for a 12-month re-inspection for timber pests, placing potential risk of termite attack due to risk of termites and conducive conditions.
Our Report: We recommended a 1-month re-inspection, signalling that several termite concerns, need to be addressed. The issues we uncovered pose a greater risk to the property being susceptible to termite attack.
Conclusion: How the Two Reports Compare
There are several significant differences in terms of thoroughness, accuracy, and the issues identified within the Building and Pest Inspection Reports:
Major Defects and Safety Hazards: The pre-sale inspection missed critical defects, particularly the roof leak, and safety hazards like missing smoke alarms.
Depth of Inspection: Our independent report was much more thorough, with 50 more pages of findings and over 100 photos, whereas the pre-sale inspection only had 26 pages and 9 photos. The level of detail in our inspection provides a clearer picture of the property’s current condition.
Pest Management: The pre-sale report underestimated the termite risk, potentially leaving the buyer unaware of the ongoing pest issues, while our report highlighted an incomplete termite management system and signs of termite workings.
What Buyers Should Take Away:
Don’t Always Rely on Seller-Provided Building and Pest Inspection Reports Alone: While the pre-sale report may have appeared clean, it missed several crucial issues that were flagged in our independent inspection. If a report doesn’t appear to be comprehensive, we recommend getting a second opinion.
Safety First: The missing smoke alarms and potential roof leak could have put the future owners at risk.
Pest Control is Critical: If you’re considering a property, ensure that pest inspections are thorough and that any termite management systems are up to date and effective.
Timeliness of Re-Inspections: The difference in recommendation timelines—12 months versus 1 month—shows how crucial it is to address certain issues quickly to avoid escalation.
