Buying a house is a big decision. It is not just about finding the right number of bedrooms or a nice kitchen. There are many steps involved, and one of the most important ones is the house inspection. Many buyers often wonder when the right time is to book it. Doing it too late can lead to missed issues. Doing it too early might waste your time and money.
A house inspection helps you understand the real condition of the property. It goes beyond what you see during an open home or private viewing. While a home might look well-maintained on the surface, it could still have hidden problems that may affect its safety or cost of ownership in the future.
This article explains the right timing for a house inspection during the buying process and shares useful facts and advice for home buyers in Australia.
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Why House Inspections Matter
A house inspection is a detailed check of the property’s physical condition. This includes looking at the structure, roof, plumbing, electrical systems, drainage, and other key areas. It helps reveal faults or issues that are not visible to the average person.
Some problems found during an inspection may include:
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Cracks in walls or ceilings
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Leaking roofs or poor drainage
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Termite damage or signs of pests
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Outdated or unsafe wiring
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Plumbing leaks or water damage
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Signs of mould, rot or structural movement
Finding these problems before you commit to buying can save you thousands of dollars later. It can also give you the chance to back out of a deal or ask the seller to fix the problems before settlement.
When Should You Book the Inspection?
In most cases, the right time to book a house inspection is after your offer is accepted, but before the contract becomes unconditional. This time period is known as the cooling-off period or subject to building inspection phase. This step gives you legal ground to withdraw if the inspection finds serious issues.
Let us break it down clearly:
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You find a house you like.
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You make an offer or bid at auction.
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If accepted, the seller and buyer sign a contract.
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The contract includes a clause that says “subject to building and pest inspection.”
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During this time, you book the inspection.
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Once the inspection is done, you decide if you want to go ahead or walk away.
This process protects you from being stuck with a property that needs unexpected repairs or has costly problems.
What Happens If You Wait Too Long?
Some buyers delay booking their inspection because they are worried about cost or time. Others feel pressured to move quickly, especially if there are other buyers involved. But waiting too long is risky.
If you wait until after the contract becomes unconditional, you no longer have the legal right to walk away without losing your deposit. You also take on the risk of paying for any repairs or problems found later.
In private sales, buyers have more room to include inspection conditions in the contract. But in auctions, it works differently. If you buy a property at auction, you are agreeing to buy it as-is. That means the inspection must happen before the auction date. If you win the auction, there is no cooling-off period.
How to Include an Inspection Clause in Your Contract
When you make an offer on a property, you should ask your solicitor or conveyancer to include a condition in the contract. This condition allows you to get a house inspection and gives you a certain number of days to complete it. If major problems are found, you have the right to either cancel the contract or renegotiate the price.
Common wording might be:
“This contract is subject to the buyer obtaining a satisfactory building and pest inspection report within [X] business days.”
Always make sure this clause is included before signing. This step gives you protection and peace of mind during the buying process.
Local Rules and Market Trends
In Queensland, including Brisbane, the cooling-off period is five business days, unless waived in writing. During this time, buyers can carry out inspections and cancel the contract by giving written notice. A small penalty may apply, often around 0.25% of the purchase price.
In New South Wales, the cooling-off period is also five business days. In Victoria, it is three business days. Each state has its own rules, so it is important to check what applies in your location or speak with a local legal advisor.
Planning Around Your Inspection Report
Once your inspection is booked, try to attend it if possible. Walking through the property with the inspector can help you better understand what is being checked. The final report will give you a summary of findings and explain the condition of the building.
If serious faults are found, you can:
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Ask the seller to fix the problems
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Ask for a lower price to cover repair costs
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Choose to end the contract
Even if no major issues are found, the report still helps you understand what to expect as the future owner.
A Word on Brisbane’s Growing Housing Market
In fast-moving markets like Brisbane, buyers often face strong competition. With more people looking for homes, especially in key suburbs, houses may sell quickly. But that does not mean you should skip the inspection.
For anyone buying in the area, arranging a house inspection in Brisbane helps ensure that the property is not only appealing but also safe and sound. It is easy to get excited about a house that looks good from the outside, but hidden faults can cause problems later. Taking this step early during the buying process is one of the smartest ways to protect your plans and finances.
Final Thoughts
A house inspection is one of the most important parts of buying a home. It gives you a clear picture of what you are walking into. Booking the inspection after your offer is accepted — but before the contract becomes unconditional — is the most secure time to do it. If you are buying at auction, make sure to book it before auction day, since no cooling-off period applies afterward.
Every buyer hopes to find the right place, and while the search may be long or short, making smart choices along the way helps ensure that your new home is both comfortable and sound. Skipping the inspection may save time upfront, but it can cause regret later.
By planning ahead and booking your inspection at the right moment, you give yourself the chance to move forward with confidence.
