Pre-Auction Building Inspection
When you bid at an Adelaide auction, you waive cooling-off rights. A pre-auction building inspection is the only way to know what you're buying before you commit. Pre-auction inspections cost the same as standard pre-purchase but you commit before knowing if you'll win the auction. Most serious bidders inspect 2-3 properties they're considering, accepting that some inspection costs won't lead to a purchase.
Why cooling-off doesn't apply at auction
South Australian cooling-off (two clear business days) applies to private treaty sales but not to auction purchases. The moment your winning bid is accepted, you're committed - subject only to standard contract conditions and the deposit clearing.
This makes pre-auction due diligence non-negotiable. If you find major defects after the auction, you have no automatic right to rescind.
When to book a pre-auction inspection
5 to 10 days before the auction date is the sweet spot. This gives the inspector time to attend, deliver a report, and give you time to read it carefully before bidding.
Don't book too early. Properties can have last-minute issues (storm damage, broken pipes, vacate damage) that your earlier inspection won't catch.
Don't book too late. Reports rushed under 48-hour pressure can miss things; you also lose the ability to ask follow-up questions of the inspector.
How to budget for inspection costs across multiple properties
Serious auction bidders typically inspect 2-3 properties they're considering. Plan for the inspection cost on each, knowing some won't lead to a purchase.
Some inspectors offer a small discount when bidders inspect multiple properties through them in the same period. Worth asking when comparing quotes.
If you're using a buyer's agent, they typically have inspector relationships. The matching service still works alongside a buyer's agent - they choose, you inspect independently.
What to do with the report before auction
Read the executive summary first. Note major defects. Then read the body of the report. Then write your maximum bid based on what you've learned.
If the report identifies major defects that change your valuation, adjust your bid accordingly. Don't bid yesterday's price on today's information.
Bring a written summary of any concerns to the auction. If the agent has misrepresented condition, having the inspection report cited in your bid limit calculation matters.
Other pre-auction considerations
Vendor reports are sometimes provided pre-auction. Review them but commission your own independent inspection - vendor reports favour the seller.
Strata reports for apartment auctions should also be commissioned pre-auction. These come from your conveyancer, not the building inspector.
Form 1 (vendor's statement) must be available before auction. Read it carefully - it discloses material facts about the property.