Building inspection checklist: the timber pest items buyers miss
Most checklists cover the roof and the cracks. This one covers what sits between them.
The short answer: add four timber pest items to any building checklist
A standard building inspection checklist covers roof, walls, drainage and wet areas. Add four items for timber pests: access, moisture, past treatment records and the limitations section of the report. Those are the points where termite problems hide.
You are not the inspector. The checklist helps you ask the right questions and spot what the report does not say.
Before the visit
- Confirm a timber pest report is included. A building report alone usually excludes termites.
- Ask for access to be cleared: subfloor hatch, roof void, garage and sheds. Blocked areas turn into exclusions.
- Request earlier reports and treatment records from the agent or seller.
- Check the standard. Building reports normally follow AS 4349.1 and timber pest reports AS 4349.3.
Leave the house as it is. Do not pull off skirting boards or poke at damaged timber, because live activity can be pushed out of sight.
What to watch for on a walk-through
You can note things to mention to the inspector without touching anything. Treat them as questions, not as a diagnosis.
- Damp patches, peeling paint or bubbling plaster near walls and ceilings.
- Soil or garden beds piled against the wall, hiding the edge of the slab or the subfloor vents.
- Timber stored against the house, old stumps, or fence posts touching the building.
- Doors and windows that stick, which can mean moisture or movement.
- Mud-like trails on walls or foundations. If you see one, leave it alone and tell the inspector.
You cannot identify the species or judge the damage from a photo or a glance. That is the inspector's job.
When the report arrives
Read the limitations first. It shows how much of the property the result really covers. Then read the findings and the recommendations.
| Checklist item | Good sign | Ask more if |
|---|---|---|
| Access | All main areas reached | Subfloor or roof void not inspected |
| Moisture | No elevated readings noted | Damp areas with no explanation |
| Treatment records | Dated records from a licensed technician | Records missing or vague |
| Limitations | Short and specific | Long list of excluded areas |
If something is found
Do not spray, break or dig into it. That can send the colony into hidden parts of the building. A licensed pest management technician decides the treatment and uses registered products.
What a finding means for your contract or your insurance is a question for a conveyancer, solicitor or insurer. Ask early.
After you move in
Put the next timber pest inspection in your calendar and keep every report in one folder. One clean report is a single day, and the history is what helps you later.
Frequently asked questions
Does a building inspection checklist cover termites?
Most do not. Termites need a timber pest inspection to AS 4349.3, so add that to any building checklist.
Should I check for termites myself during an inspection?
You can note damp, soil against walls or odd trails and mention them, but do not probe or disturb anything. Live activity can be driven out of sight.
What is the most useful part of the report?
The limitations section. It tells you which areas were not inspected, so you know how far a clean result goes.
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