General Building Defect Inspection
A whole-of-property defect inspection when you know something is wrong but not what, or how much of it there is.
Who this report is for
Owners, buyers, landlords and owners corporations who need a complete picture of a building’s defects rather than an answer about one specific problem.
When to order it
When several things are going wrong at once, when a building is ageing and you need to plan, or when you need a documented position before a dispute, a sale or a maintenance budget.
What is inspected
- Structure and the building fabric throughout, as far as visual access allows
- Roof exterior, roof void and roof structure where safe access exists
- Walls, ceilings, floors and their junctions, inside and out
- Wet areas and the evidence of past or present water movement
- Subfloor condition, ventilation and moisture where accessible
- External cladding, brickwork, render, windows, doors and flashings
- Site drainage, retaining, paths, decks, balconies and outbuildings
- Cracking and movement, assessed for pattern and likely cause
What you receive
- A written report listing each defect with its likely cause, not just its appearance
- Findings prioritised — urgent, important, monitor — so you know where the money goes first
- Photographic evidence, with thermal and moisture readings where water is involved
- A clear statement of what could not be inspected and what would be needed to inspect it
- A direct conversation with the inspector who attended
Important exclusions and limitations
Publishing this is unusual. It should not be — you should know where the gaps are before you rely on the document.
- Visual and non-destructive. Nothing is cut open or dismantled unless separately agreed with the owner.
- Not a structural engineering assessment or certification. Where calculations, design or certification are required, the report says to engage an engineer.
- Not a timber pest inspection unless that is booked as well.
- Concealed defects that leave no visible, thermal or moisture evidence cannot be found by inspection.
Technology and equipment used
- Professional FLIR thermal imaging
- Moisture measurement and mapping
- FPV micro-drone access where safe and permitted
Thermal imaging identifies temperature anomalies and supports professional interpretation; it is not proof of a hidden defect on its own. Drone use depends on weather, airspace, privacy and site conditions and supplements physical inspection rather than guaranteeing complete coverage.
Turnaround
Need it fast? An urgent report is delivered within 6 hours of the inspection when you ask for one at the time of booking. Standard turnaround is confirmed in writing with your booking, before the inspection takes place.
Pricing
The guide price for this report starts at $445 (inc GST) for a standard job of this type. The confirmed figure is subject to travel distance and job complexity, and also depends on the property type and size, access, the scope of the report, urgency and any specialist equipment or testing required. You receive a confirmed price and a written scope before anything is booked.
- Property type and size
- Location and travel
- Access to the areas that need inspecting
- The scope of the report
- Complexity, and how many concerns are involved
- Urgency
- Any specialist equipment or testing required
Service areas
This report is available across Sydney, The Illawarra, Southern Highlands and Shoalhaven. Outside these areas, call 1300 140 579 and ask — travel is often workable.
Questions
Questions about this report
How is this different from a pre-purchase inspection?
A pre-purchase report is a condition snapshot for a buying decision, and it is broad. A defect inspection goes further into cause: not just that the cornice is cracked, but what pattern of movement produced it and whether it is still moving.
Will you tell me how to fix it?
The report describes what the defect is and what is driving it, which is what a repair has to address. A costed scope of works is a separate report, and it is the one to order if you need figures or something to hand to trades for quoting.
Do you cut into walls?
Not as part of the inspection. Thermal imaging and moisture readings are used precisely so that opening up can be avoided, or so that if it is necessary it happens in one correct place rather than four hopeful ones.
What access do you need?
Access to the affected areas and to whatever sits behind or above them — the roof space, the subfloor, an adjoining room, sometimes an adjoining property. Tell us what you already know when you book. Where access is not available the report states which areas were not examined and what that means for the conclusions.
Request a report
Tell us the property and the problem
You will get a confirmed price and a written scope before anything is booked. No deposit is taken to answer a question.
Would rather just talk it through?
1300 140 579Describe the property and the concern. You will get a straight answer about which report fits, including when the answer is that you do not need one.
- NSW Licensed Builder
- Professional Indemnity Insured
- $20 Million Public Liability Insurance
- More than 20 years of hands-on building experience
- Independent — the report is written for you
Enquiry received.
Thank you — your request has been sent and you will get a reply with availability, scope and cost.
If you are working to an auction or a cooling-off deadline and need an answer quickly, call 1300 140 579.