When to book a building inspection in Victoria

Have the report before the auction

Consumer Affairs Victoria's buyer checklist says to obtain your building inspection report before auction. You cannot add conditions to an auction contract without the seller's agreement.

There is no cooling-off period for a successful auction purchase. See the official auction guidance and have your conveyancer review the terms before you bid.

Book with enough time for the site visit, report delivery, a discussion of the findings and any recommended further investigation. Availability and access need to be confirmed; finding an inspector the day before an auction may leave important questions unanswered.

Discuss private sale conditions before signing

For a private sale, discuss the proposed contract and any inspection condition with your conveyancer before signing. The official buyer checklist prompts buyers to consider whether the purchase should be subject to an inspection.

Ask your conveyancer to explain the wording, relevant dates and actions required by your particular contract. A report describing a “major defect” does not by itself determine whether you can cancel the purchase, obtain a price reduction or require repairs.

Tell the inspector about the agreed deadline, then confirm whether the appointment, report and discussion can be completed in time. Do not assume a booking changes a contractual deadline.

Use a practical booking sequence

1. Identify your decision date. Note the auction date or the relevant date discussed with your conveyancer.
2. Discuss the property. Provide the address, type of home, approximate age and known concerns.
3. Confirm the service. Agree the quotation, inspection scope, appointment and report delivery arrangements.
4. Arrange access. Confirm who will contact the agent or seller, and raise known roof space or subfloor restrictions.
5. Review the findings. Read the report, discuss the findings and arrange further advice where recommended.

This sequence gives everyone the information needed to make a realistic appointment. A booking should be agreed against the time you actually have, rather than an assumed standard turnaround.

Resolve access questions before the visit

An inspection appointment and property access are separate arrangements. A selling agent may need to coordinate with occupants; locked areas or obstructed access points can restrict the assessment even when entry to the home is available.

Raise known concerns in advance. If you are particularly worried about the roof space, subfloor or an outbuilding, ask what access will be needed. Our scope and access guide explains why these areas are assessed separately.

If part of the home cannot be assessed, discuss what remains uncertain and whether further access can be arranged before your decision. The first report does not establish the condition of an inaccessible area.

Leave room for the answers that follow

The report may answer a question directly or recommend further investigation. An engineer, pest inspector or licensed trade may need a separate appointment and a clearly defined scope before giving advice or a repair quotation.

Use the verbal debrief to understand the observation and why a recommendation was made. Ask which questions can be answered from the visual assessment and which require additional work. Give any specialist the relevant report pages and photographs.

Further investigations take their own time. If the remaining uncertainty affects your purchase decision, discuss the available options with your conveyancer rather than assuming it will be resolved after the sale.

Check the timing of an existing report

If the seller provides a report, check its inspection date, property details, scope and limitations. Ask whether there has been subsequent damage, work or a change in access, and whether the inspector can discuss the report with you.

A seller's report does not create extra time or change your contract. Buyers may commission their own assessment. Our guide to seller-provided reports explains the questions to raise before relying on one.