A standard building inspection report covers what a qualified inspector can observe on the day of the inspection. It documents visible defects, flags areas of concern, and provides a condition assessment of the property’s major structural and mechanical elements. What it rarely does is tell you what those findings mean in practical terms — how much repairs might cost, how quickly problems are likely to escalate, or which issues give you negotiating leverage.
A good inspector will. The difference between a perfunctory report and a genuinely useful one often comes down to the conversation you have after the document is delivered.
The Questions Worth Asking After the Report Lands
When you receive your inspection report, do not read it in isolation. Call the inspector and ask them to walk you through their findings verbally. The questions that matter most are not “is there a defect?” but “how serious is it, how much might it cost to fix, and what happens if I leave it?” Inspectors who have been in the trade for years carry a mental database of repair costs and failure timelines that they are rarely asked to share — but will, if prompted.
Ask specifically about the roof, subfloor (if applicable), the water drainage around the property, and the condition of any retaining walls. These are the areas most likely to carry hidden costs that a buyer discovers only after settlement.
Maintenance Forecasting: The Conversation Nobody Has
Beyond the defects that exist today, a useful inspector can give you a rough picture of what the property is likely to need over the next five to ten years. A 15-year-old hot water system is not a defect — but it is an expense. A roof that is sound but showing age may have five years left, not fifteen. A vendor advocate or solicitor negotiating on price benefits enormously from this kind of forward maintenance forecast, because it shifts the conversation from visible defects to total cost of ownership.
What the Report Cannot Cover
Building inspectors are limited by what is accessible and visible on the day. They cannot open walls, lift flooring, or move furniture. They are not electricians, plumbers, or structural engineers. If the report flags concerns about wiring age, plumbing configuration, or foundation movement, the appropriate next step is a specialist inspection — not an assumption that the main report has captured everything.
Using the Report as a Negotiation Tool
The findings of a building inspection can, if used correctly, change the economics of a purchase. Significant defects — particularly those with documented rectification costs — provide the basis for a price reduction or a request for works prior to settlement. The key is documentation: costs from tradespeople, quotes for specialist inspections, and written confirmation of the inspector’s findings all strengthen a buyer’s negotiating position.
A property with several minor issues and one significant defect is often better than a property with no reported defects at all. Defects you know about are defects you can price. The ones you do not know about are the ones that cost you.
For guidance on what a thorough pre-purchase inspection should cover, this breakdown of the home inspection process provides a reliable reference before you engage an inspector.
