If you’re buying property on the Sunshine Coast, Brisbane or Gympie, chances are you’ve already come across a pre-sale building and pest report. They’re becoming increasingly common in competitive markets—but the real question is:
👉 So should you trust a pre-sale building and pest report?
The short answer: use them as a guide, not a guarantee.
Who Is a Pre-Sale Report Really For?
In South East Queensland, most pre-sale building and pest reports are arranged by the seller or real estate agent to help speed up the sales process and negate the need for clauses to be added to contracts.
While that sounds convenient, it’s important to understand who that is really benefitting:
- The inspector for a pre-sale report is engaged by the seller—not the buyer
- The report may be limited in scope or detail
- It may not reflect the level of scrutiny you’d expect when spending hundreds of thousands (or millions) of dollars
- It may be completed by an inspector who is not comprehensive in nature
These reports can be helpful and at times look comprehensive—but they are often not thorough enough to rely on entirely.
Real Case Study: Termites Missed in a Sunshine Coast Property Pre-Sale Building and Pest Inspection Report
Don’t worry, we found them during our Pre Purchased Inspection!
We recently carried out a Sunshine Coast building and pest inspection on a property that already had:
- A pre-sale building report
- A separate pre-sale pest inspection
These inspections were conducted by two individuals that based on reports are qualified in their fields. Both reports suggested the property was in reasonable condition.
However, when our independent inspector—qualified in both building and pest—attended, we found something alarming:
👉 Live, active termites in a clearly visible and easily accessible area of the home.
INSERTING PHOTO OF FINDINGS HERE
Not concealed. Not difficult to access. Completely missed—twice during the pre sale inspections by two seperate inspectors.
For a buyer, this could have meant major structural repairs, and significant financial loss paying for treatments, installation of termite management systems and rectifications after settlement.
Why Pre-Sale Inspections Can Miss Major Issues
1. Split Inspections = Missed Overlap
When building and pest inspections are done separately, critical issues—like termite damage—can fall through the cracks. Our Building Inspectors are qualified builders who are also qualified in timber pest inspections. They are highly experienced in both and approach inspections with both aspects in mind
2. Speed Over Detail
Pre-sale inspections are often completed quickly to meet listing timelines, sometimes at the expense of detail. We welcome our clients to attend inspections so they can also then witness the level of detail an inspection entails.
3. Lack of True Independence
Even when conducted professionally, a report organised by the selling side may not be as investigative as one commissioned independently. There are many reasons for this, such as platforms for pre sale inspections that favour inspectors who are more light on in their reporting. Or a selling agent that may utilise the services of an inspector regularly who doesn’t conduct comprehensive inspections.
We ocassionally conduct pre sale inspections and highlight that we are comprehensive, and able to be followed up with by prospective buyers for questions. Reading a report will give you a good indication of who the report is written for, although the reports we referenced for the property termites actually looked quite thorough.
Australia Wide Trend: Pre-Sale Reports Becoming the Norm
Across Queensland and the Sunshine Coast, and even Australia pre-sale reports are becoming more common—and in some areas, they are now expected as part of the selling process. Victoria is bringing in legislation that means the seller has to get a pre sale report for prospective buyers. Thankfully Queensland has not done the same. We say thankfully due to the miriade of reasons this can be a big problem (inspector qualifications – are they a builder?, inspectors quality of reporting, who are they working for etc). Unfortunately in the pre sale inspection world, the worse you are at your job, the more you are likely to be engaged for a pre sale inspection. And that is why we recommend engaging an independent building and pest inspection report.
While the process of pre sale inspections are designed to improve transparency, it also highlights a growing concern:
👉 Not all inspectors operate with the same level of diligence, independence, or integrity.
As pre-sale reports become more embedded in the market, there’s an increasing need to:
- Raise industry standards
- Ensure true independence
- And eliminate practices where inspections are rushed or not conducted thoroughly and comprehensively (not all inspectors report on Minor Defects for example as it is not required)
Because at the end of the day, it’s the buyer who carries the risk if something is missed.
Why You Should Always Get Your Own Inspection
Booking your own independent building and pest inspection on the Sunshine Coast gives you:
- ✅ Unbiased advice—working solely in your interest
- ✅ A more detailed and careful inspection
- ✅ Accountability to you as the client
- ✅ One inspector assessing both building and pest risks together
It’s a small investment that can save you tens of thousands of dollars. We have had clients save $80,000 off the price of a property after our inspections.
The Bottom Line for Sunshine Coast Buyers
Pre-sale building and pest reports can be a useful starting point—but they should never replace your own due diligence.
👉 If you’re buying on the Sunshine Coast, always organise your own independent inspection before committing. Do your research to find an inspector who is comprehensive, responsive, knows their trade, and not just the best price.
Because when it comes to hidden defects—or even obvious ones like active termites—what gets missed can cost you big.
Book a Trusted Sunshine Coast Building & Pest Inspection
At Informed Building Inspections, we specialise in independent Sunshine Coast building and pest inspections as well as Brisbane, Gympie and surrounding South East Queensland suburbs, with one qualified inspector handling both aspects—so nothing gets overlooked.
📞 1300 246 367
📧 admin@informedbuildinginspections.com.au
🌐 www.informedbuildinginspections.com.au
Or visit our website to enquire or chat with our team today.
Questions to Ask About a Pre-Sale Building & Pest Report
Before you place any confidence in a pre-sale report, it’s worth taking a few extra minutes to ask the right questions to determine should you trust a pre-sale building and pest inspection report? These can help uncover limitations, gaps, or risks that may not be obvious at first glance.
About the inspector and report:
- Who commissioned the report—the seller or the agent?
- Is the inspector licensed, insured, and experienced in both building and pest inspections?
- Can I speak directly with the inspector to discuss the findings?
About the inspection itself:
- When was the inspection carried out?
- Were all accessible areas inspected, including roof voids and subfloors?
- Were any areas excluded or inaccessible—and why?
- Was the inspection completed in accordance with Australian Standards?
About termite and pest risks:
- Is there any evidence of past or current termite activity?
- Were high-risk areas properly checked and tested (e.g. moisture readings)?
- Is there a termite management system in place?
About defects and concerns:
- What are the major defects versus minor issues?
- Are there signs of structural damage, movement, or previous repairs?
- Are there any recommendations for further specialist inspections?
About limitations and liability:
- What does the report exclude or limit?
- Is it purely a visual inspection?
- Is the report transferable to you as the buyer, and are you covered if something is missed?
Final Thought
Pre-sale reports can be a useful starting point—but they shouldn’t be the final word.
The most important question you can ask is:
👉 “What could this report have missed?”
Because when it comes to property, the biggest risks are often the ones you don’t see—until it’s too late.
Enquire today to book your own INDEPENDENT Building and Pest Inspection.
