For property buyers · Updated 13 October 2026
Using a seller's building inspection report
A seller's report can give you useful condition information. Check what it covers, when it was prepared and what further advice you need before committing.
Start with the full report
A seller's report can be a useful starting point. Read the complete document before deciding what it tells you about the home. A summary page or a collection of photographs may leave out access limitations, important recommendations or the explanation behind a rating.
Check the property address, inspection date, inspector's identity and the service that was commissioned. Confirm that the document includes its scope, conditions and photographs. Read individual findings alongside the overall assessment: a favourable summary does not cancel an item that needs attention.
Ask for clarification where a page is missing or an observation is unclear. A report should help you identify the next question, rather than leave you guessing from a rating alone.
Who commissioned it, and who may rely on it?
A seller commissioning an inspection does not, by itself, tell you whether the findings are thorough or useful. Assess the inspector's experience, the report's detail and the clarity of its limitations. The assessment of visible condition should be consistent whoever commissions the service.
The report's terms also matter. Check who it was prepared for and what it says about sharing, reliance and questions from another reader. Being given a copy does not answer every question about your rights or the inspector's responsibilities.
Ask the inspector about their terms and whether they can discuss the report with you. Your conveyancer can advise how those terms affect your particular purchase. Do not assume that an inspection can simply be transferred to you.
Read the scope and the areas not assessed
A visual inspection describes what could be observed in reasonably accessible areas. Roof exterior, roof space and subfloor are different areas; a comment about one does not establish the condition of all three.
Look for blocked hatches, locked rooms, stored belongings and other recorded limitations. Unavailable access means the area was not assessed. It does not mean the concealed structure was found to be sound.
Ask what further access or specialist investigation was recommended. A building inspection and a specialist pest inspection serve different purposes, so confirm which reports are included. Use our inspection scope guide to prepare questions.
Check the date and subsequent changes
The report records observations at the inspection. Its date matters because the property may have changed since then. Weather events, leaks, alterations, repairs and changes to access can affect how useful earlier findings are now.
Ask whether any work or further investigation followed the report. Read supporting records, including photographs, specialist findings and invoices, against the original recommendation. A receipt for work does not automatically show that every related issue has been resolved.
There is no single age that makes every report suitable or unsuitable for every purchase. Consider its date, the property, what has happened since and the uncertainty that remains. Discuss the need for updated assessment before committing.
Make an informed decision about your own inspection
Consumer Affairs Victoria recommends independent inspection information before commitment and advises caution about reports supplied by a seller or agent. A seller's report can inform your questions while you consider commissioning your own assessment.
Tell your inspector about concerns and existing reports. Ask what their inspection will cover, what access is available and when you can discuss the findings. For an auction, allow time to receive the information and act on recommendations before bidding.
Keep condition assessment separate from the contract decision. Your inspector explains building observations; your conveyancer advises on contract terms and rights.
Discuss the property before you decide
Call Gillon Builders to discuss a pre-purchase inspection and the questions you want answered. A clear report from your inspection and a personal explanation help you understand the findings and what to consider next.