Site and drainage
Before the building itself, the ground around it matters. Surface water has to fall away from the dwelling, and where it does not, the consequences show up inside the building months later as damp masonry, swollen skirting and musty subfloors.
We record ground levels against the slab, the fall of paths and paving, retaining structures, driveway drainage and any obvious ponding points. Where a retaining wall is showing deflection or deterioration, that is noted and engineering assessment recommended where appropriate.
Roof exterior: brickwork, cladding, piers, verandah, windows
From ground level and any safely accessible vantage point, the inspection covers the roof covering, flashings, valleys, gutters, downpipes, fascia and barge boards. Where access allows, ridge capping and roof fixings are also observed.
The building elements that generate the most findings — brickwork, cladding, piers and subfloor structure, retaining walls, the roof cavity, verandahs and windows — are all assessed within the same scope. Common findings include step cracking following footing movement, deteriorating mortar, corroded lintels above openings, blocked or weeping gutters, rot in verandah posts and failed window seals.
Roof void
Where a safe access hatch exists, the roof void is entered. This is where leaks, inadequate or displaced insulation, unauthorised alterations, broken or cut trusses and evidence of pest activity are found — none of which are visible from inside the house.
If the hatch is sealed, obstructed or unsafe, the report states that the roof void was not accessed. That limitation matters more than most buyers realise.
Subfloor
For suspended floors, the subfloor is the highest-value part of the inspection. Footings, piers, bearers, joists, bracing, ventilation and moisture are all assessed, along with any termite workings and timber that is too close to the ground.
Many older Hunter homes have subfloor access that has been progressively blocked by stored goods, landscaping or later additions. When that happens, it is recorded rather than glossed over.
Interior and wet areas
Ceilings, walls, floors, cornices, skirtings, doors, windows, stairs and cabinetry are checked for movement, staining, damp and failed finishes. Wet areas are assessed visually for drummy tiles, failed sealant and water damage to adjacent areas.
Waterproofing membranes cannot be tested without dismantling the bathroom, so a visual inspection records indicators rather than confirming the membrane's integrity. Where indicators are present, further investigation by a licensed waterproofer or plumber is recommended.
What is not included
A building inspection is not an engineering assessment, not a compliance certificate, and not a plumbing, electrical or asbestos report. It is visual and non-invasive, so concealed defects can exist in a property that has been inspected.
Understanding that boundary is what makes a report useful. It tells you what is known, what is suspected, and what still needs a specialist.
Written by Accurate Building Inspections. This article is general information about property inspection in NSW and is not a building inspection, pest inspection, engineering assessment or legal advice. A visual inspection cannot guarantee the absence of concealed defects.