The Dos and Don'ts of Property Inspections

Property Inspections Protect Your Deposit and Your Future

A property inspection gives you the information you need to avoid buying someone else's problem. Most first home buyers focus entirely on pre-approval and deposit size, then rush the inspection because they're worried another buyer will step in. That sequence costs people thousands in repair bills they never budgeted for.

Angle Vale has seen strong growth in new estates and house-and-land packages over the past few years, particularly around the northern growth corridor. That means many buyers are looking at brand new builds as well as older homes closer to the original township. Each type of property comes with different risks, and knowing what to look for during an inspection changes depending on what you're buying.

What to Check When Inspecting a New Build in Angle Vale

New homes should come with builder's warranty and compliance certificates, but that doesn't mean every defect gets picked up before handover. Walk through the property with the contract in hand and check that what was promised has actually been delivered. Look for cracks in cornices or walls, uneven floors, doors that don't close properly, and windows that won't lock. These are common in newly completed homes and should be fixed before settlement.

Check the drainage around the property. Angle Vale sits on relatively flat land, and poor drainage can cause water pooling around the slab or paths. Walk around the perimeter after rain if possible, or at least check that downpipes are connected and the ground slopes away from the house. Also confirm that fencing, driveways, and landscaping match what was included in the contract. Builders sometimes leave these items incomplete or substitute materials without telling you.

Consider a scenario where a buyer purchases a new build in one of the northern estates and assumes everything will be perfect because it's brand new. At the pre-settlement inspection, they notice the garage door doesn't sit flush and one of the bedroom windows won't lock. The builder agrees to fix both items before settlement, but only because the buyer documented them during the inspection. If those defects had been missed, the buyer would have been responsible for repairs after moving in, even though the home was technically incomplete.

What to Look for in an Established Home

Established homes in Angle Vale, particularly those closer to the older parts of the township, often have different issues. Focus on the roof, stumps or footings, plumbing, and electrical systems. These are the expensive repairs that can blow out a first home buyer's budget if they're not identified before settlement.

Look for signs of water damage, including stains on ceilings, peeling paint, or soft spots in floorboards. Check under sinks and around the hot water system for leaks. Walk into the roof space if you can access it and look for light coming through the tiles, which indicates gaps or damage. If the property has a septic system rather than connection to mains sewer, ask for records of when it was last serviced.

Pay attention to cracks in walls and floors. Hairline cracks in plaster are common and usually cosmetic, but wide cracks or cracks that run diagonally across walls can indicate foundation movement. If you see these, a building inspector should assess whether the house is still settling or whether there's an ongoing structural issue. Homes built on reactive clay soils, which are common in parts of South Australia, can be more prone to movement.

Hiring a Building and Pest Inspector

A professional building and pest inspection costs between $400 and $700 depending on the size of the property, and it's one of the most valuable investments you'll make during the buying process. The inspector will provide a detailed written report covering structural issues, pest damage, safety hazards, and any major repairs that are likely to be needed in the next few years.

Make sure the inspection happens before you sign a contract, or include it as a condition in your offer. That way, if the report uncovers something significant, you can negotiate a lower price, ask the seller to fix the issue, or walk away without penalty. If you've already signed an unconditional contract, the inspection still has value, but you've lost the ability to renegotiate.

In our experience, buyers who skip the inspection to save money or speed up the process often regret it within the first year. Replacing a failing hot water system or repairing termite damage costs far more than the inspection fee, and those costs aren't something you can roll into your home loan application.

How Inspection Results Affect Your Loan

If the inspection report identifies major structural issues or safety hazards, some lenders may refuse to provide finance until those issues are resolved. This is particularly common with properties that have asbestos, faulty wiring, or significant pest damage. Even if the lender approves the loan, the valuation might come in lower than the purchase price if the property is in poor condition, which means you'll need a larger deposit to proceed.

Understanding how inspection outcomes can affect your borrowing capacity and loan approval helps you make informed decisions before committing to a property. If you're using a low deposit option like the First Home Guarantee, the property still needs to meet the lender's security requirements, regardless of how much deposit you have.

Attending the Inspection Yourself

Always attend the inspection in person, even if you've hired a professional. The inspector will talk you through what they're seeing and answer questions on the spot. You'll also get a sense of how the property has been maintained, which tells you a lot about what you're likely to find once you move in.

Bring a notebook and take photos of anything that concerns you. Ask the inspector which issues are urgent, which are cosmetic, and which are likely to become problems in the next few years. That information helps you prioritise repairs and plan your budget after settlement. If you're buying in Angle Vale and commuting to Adelaide or working locally in the growing northern suburbs, knowing what maintenance is coming lets you plan around your income and commitments.

What Happens If the Inspection Uncovers Problems

If the building and pest report identifies significant issues, you have several options depending on how your contract is written. If the inspection was a condition of sale, you can request that the seller fix the problems, negotiate a lower purchase price to cover the cost of repairs, or withdraw your offer. If the contract is unconditional, your options are more limited, but you can still use the report to plan for repairs and factor those costs into your budget.

Some buyers assume that a few issues mean they should walk away, but most properties have at least minor defects. What matters is whether the cost of repairs is manageable within your budget and whether the issues affect the safety or liveability of the home. A broker can help you understand whether those costs will impact your borrowing capacity or your ability to meet lender requirements, particularly if you're relying on first home buyer grants or stamp duty concessions to make the numbers work.

Call one of our team or book an appointment at a time that works for you. We'll talk through what the inspection means for your loan, your budget, and your next steps, and we'll make sure you're set up to move forward with confidence.

Frequently Asked Questions