How to Read a Building Inspection Report
Read the executive summary first - it's the most important page. Then scan the defect log looking for major defects, urgent items, and structural concerns. Review every photograph. Finally read the limitations section to understand what wasn't inspected. The inspector's role is to document; your role is to decide. The report gives you the evidence to decide intelligently.
Page 1: executive summary
The executive summary is page 1 for a reason. It's the inspector's plain-English overview of the most important findings. If you only read one page, this is it.
Look for: number of urgent defects, number of major defects, headline opinion on overall property condition, any specific recommendations for further investigation.
If the executive summary mentions urgent or major structural defects, the rest of the report needs careful reading.
Page 2: scope and limitations
Scope tells you what was inspected (the six AS 4349.1 areas, where accessible). Limitations tells you what wasn't.
Common limitations: inaccessible sub-floor, no roof access, areas behind permanent fixtures, vegetation obscuring external walls, occupant possessions blocking access.
Items in limitations are NOT covered by the report. If you're concerned about an inaccessible area, arrange a follow-up inspection after the obstacles are removed.
The defect log
Each defect is numbered, photographed, location-tagged, and severity-rated.
Severity ratings vary by inspector but typically: URGENT (safety / immediate action), MAJOR (substantial defect, negotiation-worthy), MINOR (cosmetic or maintenance), MAINTENANCE (routine ageing, plan for it).
Read every defect, even the minor ones. Sometimes minor defects in clusters indicate a bigger underlying issue.
How to use the photographs
Photographs are evidence. They show what the inspector saw on the day. Match each photo to its defect number in the text.
If you can't immediately see what the photo is showing, the inspector should have annotated it. If they haven't, ask them to clarify.
Save the report. Years from now, if you need to revisit the property's condition history, those photographs are dated, time-stamped evidence.
Recommendations and further investigation
The inspector flags items needing further investigation: structural engineer assessment, electrical compliance test, asbestos sampling, plumber inspection of waste lines.
Each recommendation is there because the inspector identified something they don't have the scope to fully assess. Don't ignore them.
Recommendations are also a budget line. Factor the cost of recommended follow-up work into your offer or rescission decision.
What to ask the inspector
What's the single biggest issue on this report?
If you were buying this property at the offered price, what would you negotiate on?
Of the items recommended for further investigation, which are most urgent?
Are there any conditions that suggest the property needs an engineer's review?
What ongoing maintenance should I budget for in the next 12-24 months?