Building inspection in Australia: what it covers and where termites fit
A building inspection tells you about the structure. It does not tell you whether white ants are in it.
The short answer: it checks the building, and termites are a separate job
A building inspection in Australia is a visual check of the structure and its condition. The inspector looks for defects such as cracking, drainage problems, roof faults and signs of damp. Termite activity is a different specialty, and a building report usually says so in its limitations.
That gap catches buyers out. A clean building report does not mean a clean timber pest report. You need both, and they are often sold together as a "building and pest" package.
What a building inspection normally looks at
Pre-purchase building inspections generally follow AS 4349.1. The inspector works through the accessible parts of the property and records the major defects and the general condition of the building.
- Roof and gutters: the roof covering, flashings and how water leaves the building.
- Walls and ceilings: cracking, movement and staining.
- Subfloor and roof void: only where there is safe access.
- Wet areas: signs of leaks or poor waterproofing.
- Site: drainage, retaining walls and the ground around the house.
It is a snapshot taken on one day, by eye. The inspector does not cut into walls or move furniture.
Why termites are not the same report
Timber pests have their own standard, AS 4349.3, and their own tools. A timber pest inspector uses moisture meters, thermal imaging and sounding to find activity behind linings. A general building inspector may carry some of the same gear, but the report is written for a different purpose.
| Report | Main question | Termites? |
|---|---|---|
| Building inspection | What is the condition of the structure? | Not the focus, and usually excluded |
| Timber pest inspection | Is there evidence of white ants, borers or rot? | Yes, this is the job |
| Combined building and pest | Both, in one visit | Yes, in a separate section |
What to check before you book
Ask the provider three things. Does the visit include a timber pest report to AS 4349.3? Is the person doing the timber pest part licensed for it in your state? Will they tell you which areas they could not reach?
Licensing rules differ between states and territories. Your state or territory regulator can confirm what the person must hold. Do not assume a building licence covers pest work.
If the report mentions activity
Do not treat it yourself and do not let anyone break into it. Spraying or breaking mud tubes can make the colony abandon that route and re-enter somewhere you cannot see. A licensed pest management technician using registered products does the treatment.
Questions about your contract, your cooling-off period or your insurance go to a conveyancer, solicitor or your insurer. Ask quickly, because contract timelines can be short.
A clean result is still one day
Whatever the report says, it describes the house on the day of the visit. Book regular timber pest inspections after settlement. A building report on file is not a substitute.
Frequently asked questions
Does a building inspection in Australia check for termites?
Not as its main purpose. Building inspections follow AS 4349.1 and focus on structure. Termites are covered by a timber pest inspection to AS 4349.3, which is a separate report.
Do I need a building inspection and a pest inspection?
Most buyers get both. They answer different questions, and many providers offer them as one combined visit with two reports.
Who can do a timber pest inspection?
A person licensed or qualified for it in your state or territory. Requirements differ, so check with your state regulator before booking.
Sources
What this page explains is based on these official sources. If you check one and it does not match what you read here, send it to us and the article gets corrected.
- Standards Australia. Australian Standards (AS 3660 termite management, AS 4349.3 timber pest inspection)
- Queensland Building and Construction Commission. Protect against termites — termite management systems and inspections