How to inspect a property before buying

Want to buy a home you’ll love living in – not regret later? Knowing how to inspect a property before buying can save you from hidden costs, costly repairs, or deal-breaker surprises. This step-by-step guide covers how to inspect inside and out, what to ask, what to bring, and when to walk away.

Here’s what to know before you raise your hand at auction or make an offer.

How do you inspect a property?

How to prepare for a home inspection?

Before you walk through the front door, a little preparation goes a long way. Here’s what to do:

• Research the area: Use street and suburb reviews on Homely to learn what locals say about the neighbourhood, traffic, safety and schools.
• Check the listing carefully: Note what’s included, the year built, and any renovation claims. Take screenshots or notes.
• Bring a checklist: Download our inspection checklist below to guide your walkthrough.
• Bring a torch, phone and measuring tape: You might need to peer under sinks or into roof spaces—and check if your couch fits in the living room!

What to look for at an open house inspection?

It’s easy to get swept up by styling and staging. Look beyond the cushions and paint to assess structure, wear and practicality.

Ask yourself:

• Does the home feel solid?
• Are there any odd smells (damp, mould, smoke)?
• Can you hear traffic, trains or noisy neighbours?

Things to look for in the property’s interior?

When inspecting a property inside, go room by room:

• Walls and ceilings: Look for cracks, stains or signs of movement or water damage.
• Floors: Are they level? Any soft spots or squeaks (a clue to rotting floorboards)?
• Windows and doors: Do they open and shut easily?
• Plumbing: Run taps. Check water pressure, drainage, and look under sinks for leaks.
• Electrical: Flick lights on/off and ask about rewiring. Are there enough power points?
• Storage: Is there enough built-in storage for your needs?

What to check outside of the house?

The exterior tells its own story. Here’s what to check:

• Roof: Look for sagging, rust, or loose tiles.
• Gutters and drainage: Blocked gutters or pooling water could mean trouble.
• Fencing and retaining walls: Are they stable and secure?
• Garden and landscaping: Overgrown trees can damage pipes or foundations.
• Under the house: If there’s subfloor access, check for damp, rot or signs of pests.

Should you inspect a property multiple times?

Yes. A second or even third visit gives you a different perspective—especially at a different time of day (to hear traffic or feel sunlight). Bring a trusted friend or family member for a second opinion.

Can I inspect again after making an offer?

Yes, you can request another inspection before settlement. In fact, you should. This is known as a pre-settlement inspection, and it helps ensure the property is in the same condition as when you agreed to buy it.

Questions to ask at the property inspection?

Don’t be shy—your future home (and your money) is on the line. Ask the agent or vendor:

• Have there been any renovations? Were they council approved?
• Are there known issues with the property (water, pests, plumbing)?
• Why is the property being sold?
• Has the property been on the market long?
• Have there been any recent insurance claims?

Need help staying organised? Use Homely Collections to save and compare properties you’ve visited.

Buying a house inspection checklist

Here’s a quick summary of what to bring and check during a property inspection.

• 📝 Notebook and pen (or phone notes)
• 📏 Tape measure
• 🔦 Torch
• 🏠 Check walls, ceilings, floors, windows and doors
• 🚿 Run taps and flush toilets
• 🔌 Test lights and power points
• 🧱 Inspect roof, gutters, fences, paths and landscaping

What is a red flag on a home inspection?

Some flaws are cosmetic. Others are deal-breakers. Keep an eye out for:

• Structural cracks in walls or ceilings
• Rotting floorboards or musty smells under the house
• Mould, especially around windows or in bathrooms
• Signs of termites or other pests
• DIY renovations without permits

Can I back out of buying a house after the inspection?

Yes—if you have a conditional offer with an inspection clause. In private treaty sales, you can often negotiate terms to allow for building and pest inspections. If serious issues are found, you can withdraw or renegotiate. At auction, however, there are no such conditions, so get all your inspections done before bidding.

Building and pest inspections

Even if you feel confident after your walkthrough, always get a professional opinion. A qualified building inspector will check the structure, plumbing, roof, electrical and more. Pest inspectors will look for termites and other wood-destroying pests.

For a deep dive into what inspections to get when buying a house, check out our dedicated article (coming soon).

What is a pre settlement inspection?

Before settlement day, you’re entitled to one final inspection—usually within the week leading up to settlement. This is your chance to make sure:

• The property is in the same condition as when you agreed to buy
• Any agreed repairs have been completed
• Fixtures and appliances included in the sale are still present

It’s also a good time to measure for furniture, check keys and garage remotes, and make a smooth transition into your new home.

Key takeaways

• Inspect every property thoroughly, inside and out—don’t rush.
• Use a checklist to stay focused and compare homes later.
• Ask questions, take notes and visit more than once.
• Red flags include mould, rot, movement and illegal works.
• Get professional building and pest inspections before bidding or signing.
• Use your pre-settlement inspection to confirm all is in order before handover.

Ready to find a home that ticks all your boxes? Sign up for Homely Alerts to get new listings that match your wishlist. Save your favourites with Homely Collections. And don’t forget to check street and suburb reviews to learn what locals really think.

Every great property journey starts with smart decisions. Let Homely help you find a place you’ll love coming home to.