Ballarat home buyer inspection checklist

Work through this list whether you are bidding at a Ballarat auction or negotiating a private sale. The deadline rules come first, because they decide when you need the report in your hands.

Victoria deadlines in plain English

• Auction: there is no cooling-off period at auction, or for a contract signed in the three clear business days before or after a publicly advertised auction (Consumer Affairs Victoria). Inspect before auction day.
• Private sale: most residential buyers get three business days to change their mind, but it does not apply in every situation (Consumer Affairs Victoria). Check with your conveyancer before you rely on it.
• Contract condition: a private sale contract can include the LIV GC21 (building) and GC22 (pest) conditions. GC21 reports must come from a registered building surveyor, building inspector or registered builder. Ask your conveyancer whether the contract includes the condition and what deadline it sets.
• Section 32: read the vendor's statement for building permits, owner-builder works and bushfire-prone status, and ask council whether permits were obtained for any renovations (Consumer Affairs Victoria).

Before you book

• Read the Section 32 (vendor's statement) and note the building permits, owner-builder works and any notices listed.
• Check whether you are buying at auction (no cooling-off, so inspect beforehand) or by private sale (you may be able to make the contract subject to a satisfactory inspection).
• Ask your conveyancer or lawyer about adding a building and pest inspection condition to a private sale contract.
• Confirm the inspector carries professional indemnity insurance and ask which Australian Standard the report follows.
• Ask what is included: roof void, subfloor, outbuildings, thermal imaging, moisture testing, photos.
• Agree the price and report turnaround time in writing, especially if an auction date is set.

Arranging access

• Ask the agent to make sure the roof space hatch and subfloor access are clear.
• Request access to sheds, garages and any granny flat.
• Try to schedule a daytime inspection; dry weather after rain can show leaks and drainage problems.
• Ask whether the power and water are on so services can be checked visually.

On inspection day

• Attend the end of the inspection if you can and ask the inspector to walk you through the main findings.
• Point out anything that worried you at the open for inspection (cracks, smells, soft floors, stains).
• Take your own photos of areas you want to ask about later.
• Ask which issues are major defects, which are maintenance, and which need a specialist.

After the report

• Read the summary and the full report, including the limitations section.
• Get quotes from licensed trades for major defects before you negotiate or sign.
• Follow up recommended specialist checks (for example a structural engineer, plumber, electrician or roof plumber).
• Talk to your conveyancer before relying on the report to renegotiate or withdraw from a contract.
• Keep the report: it is a useful baseline for future maintenance.

Frequently asked questions

I'm buying at auction in Ballarat. When should I inspect?

Before auction day. In Victoria there is no cooling-off period at auction, or for a contract signed in the three clear business days before or after a publicly advertised auction (CAV: buying at auction). Book as soon as you know the date.

My Ballarat home is in a heritage overlay. Does that change the inspection?

The inspection itself is the same. What changes is the repair bill: work on the outside of a home in a Heritage Overlay may need a planning permit and suitable materials. Talk to the City of Ballarat's heritage advisers before you budget for repairs the report recommends.

Are termites a risk in Ballarat?

Termites, borer and wood decay are all found in Victoria. Ask the City of Ballarat whether your area is a termite-declared area. Older homes with timber stumps and garden beds against the walls are also prone to borer and wood decay, which a timber pest inspection checks.

How long does a building and pest inspection take?

Time on site depends on the size, age and access of the home, and report turnaround varies between inspectors. Confirm both with your inspector when you book, and mention any auction or contract deadline so they can plan around it.

Can I make a private sale subject to a building and pest inspection?

Often, yes. Your conveyancer can include the LIV GC21 (building) and GC22 (pest) conditions or a special condition. A GC21 report must come from a registered building surveyor, building inspector or registered builder (Mondaq summary of the LIV changes). The three business day cooling-off period may also apply to some private sales (CAV). Get legal advice for your situation.

Can you inspect new homes in Lucas or Winter Valley?

Yes. Independent stage inspections at base, frame, lock-up and fixing let you check the work before each progress payment, as Consumer Affairs Victoria recommends (CAV: deposits and payments). Add a pre-handover inspection before the final payment.

Do you cover Creswick, Buninyong and Smythesdale?

Buninyong is inside the City of Ballarat and is covered. Creswick, Smythesdale and other nearby towns can usually be arranged, though the inspector may charge a travel fee. Put the town in the quote form and the inspector will confirm.

Do I need separate building and pest inspections?

Not usually. Most buyers book a combined inspection, which is one visit and one report. A building-only report can suit a unit in a larger complex, and a pest-only inspection suits owners checking an existing home.

What does a building inspection not cover?

A pre-purchase inspection is visual and non-invasive. It does not usually test wiring, plumbing, gas, pools or asbestos, or look inside wall cavities or under fixed floor coverings. Consumer Affairs Victoria suggests an asbestos assessment for homes built before 1990 (CAV).

What standard should the report follow?

Ask for a building report prepared to AS 4349.1 (pre-purchase inspections of residential buildings) and a timber pest report to AS 4349.3 (timber pest inspections). See what the report covers.

Who will do my inspection?

An independent local inspector who services the Ballarat area. Ballarat Building & Pest Inspections is a referral service: we connect you with the inspector, who quotes, carries out and is responsible for the inspection and report.