Spring is a busy time to buy in Newcastle, Lake Macquarie and the Hunter, and one of the first questions buyers ask us is how long a building and pest inspection takes. The more useful question is usually how to fit the inspection, the report and your decision into the time you actually have. In NSW, that time is often the cooling-off period.
The clock you are working against
In NSW, the cooling-off period for a residential purchase is 5 business days. It starts as soon as contracts are exchanged and ends at 5pm on the fifth business day. If you decide to pull out during that time, you forfeit 0.25% of the purchase price.
Cooling-off does not apply if you buy at auction, or if you exchange on the same day as an auction after the property was passed in. If you are unsure whether it applies to your purchase, check with your solicitor or conveyancer.
Working backwards from day 5
Inside those five business days, three things need to happen:
- The inspector needs notice to book you in. NSW Government guidance says most consultants need a minimum of 2 to 3 days’ notice for a building inspection.
- The inspection itself, which needs access to the property, usually arranged through the agent.
- The written report, and enough time for you to read it, ask questions and talk to your conveyancer before the deadline.
The NSW Government advises asking your consultant for as much notice as possible during the cooling-off period, so they can inspect, write the report and still leave you time to decide. It also suggests asking the vendor for permission to inspect early in your negotiations, before you exchange. If you can book the inspection before exchange, the cooling-off period stops being a race.
Why you need both the building and the pest side
A building inspection and a pest inspection answer different questions. NSW Government guidance notes that a building report should identify visible termite damage, but it won’t tell you whether termites or other timber pests are still present. For that you need a pest inspection as well, especially where termites are a known problem. Booking both together as a combined building and pest inspection saves you arranging access twice and keeps both reports on the same timeline.
What the inspector should look at
For the building side, the accessible areas an inspector should check include:
- The interior and exterior of the home
- The roof space and the roof exterior
- The under-floor space
- Garages, carports and sheds
- Small retaining walls, steps, fencing and drainage
The report should list any area that could not be inspected, with the reason, and recommend further investigation by a specialist such as a pest inspector or structural engineer where needed.
What a building report usually won’t cover
It helps to know the limits before you book, so nothing catches you out near the deadline:
- Areas that were not or could not be inspected, minor defects and repair cost estimates
- Termite detection (that is the pest inspection’s job)
- Footings, concealed damp-proofing, electrical wiring and smoke detectors, plumbing and drainage, air conditioning, and swimming pools and pool equipment
- Loose-fill asbestos, which can’t be identified by sight. Only testing by a licensed asbestos assessor confirms it.
In a strata or company title property, the inspector normally looks only at the unit’s interior and immediate exterior. Common property needs a separate special-purpose report. A building inspection report is also not a certificate of compliance for any law, warranty or insurance policy.
If the home has a pool, check its compliance early. If a pool is non-compliant and the seller hasn’t fixed it and obtained a compliance certificate before settlement, it becomes the buyer’s job to resolve, typically within 90 days of settlement. Our pool barrier certification service can help with that side separately.
Tips for a quicker, smoother inspection
- Call as soon as you’re serious about a property, not after you exchange.
- Ask the agent early for access and for any existing reports on the property.
- Tell your inspector about anything specific you want looked at, such as a crack you noticed or a damp smell.
- Make sure roof and subfloor access points aren’t blocked if you can arrange it with the agent.
- Have your conveyancer ready to read the report with you.
Why termites matter in spring
Termite colonising flights happen in warm, humid weather, usually in spring and autumn. Subterranean termites become a problem in buildings where they find a constant source of water, such as a leaking pipe or roof. A pest inspection looks for those risk factors as well as current activity. No inspection can promise a home is free of defects or termites, but it gives you a clear picture of what was visible on the day, so you can make your decision with your eyes open.
Book early with Elite
We carry out pre-purchase building and pest inspections across Newcastle, Lake Macquarie and Maitland. To see what happens on the day and what our reports include, read What to Expect During a Building & Pest Inspection. If you already own your home, see How Often Should You Get a Pest Inspection in NSW?
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Sources: Timing, cooling-off and report-scope facts from NSW Government, Inspection reports (nsw.gov.au). Termite flight timing from the Australian Museum.