Your building inspection report has arrived. It is likely longer and more detailed than you expected, filled with technical language, photographs, and categories of findings you have never encountered before. For most buyers, the first reaction is somewhere between confusion and alarm. This guide walks you through exactly how to read your report, what each section means, and how to use the findings to make an informed decision before settlement.
| Reading Your Report: Key Points |
| • Bestwest Building reports open with a Summary Page giving you a quick overview of all findings |
| • Not every finding is a reason to panic or pull out of a purchase |
| • Major defects are split into Structural and Non-Structural categories |
| • Safety hazards require attention regardless of whether they are structural |
| • Further Investigation items should be followed up before settlement where possible |
| • Due Diligence items typically relate to extensions or alterations requiring council enquiry |
| • Your inspector is available to discuss the report with you directly after delivery |
Step 1: Start With the Summary Page
The first place to go in your Bestwest Building report is the Summary Page. This gives you a consolidated, bulleted overview of every observation made during the inspection, organised by category: Further Investigation, Minor Defects and Maintenance Items, Major Non-Structural Defects, Major Structural Defects, and Due Diligence Items.
The Summary Page is designed to let you quickly identify whether any major or significant findings exist before working through the full report. It does not replace the full report, which includes photographs, captions, and full descriptions, but it tells you immediately where to focus your attention.
You can see how the Summary Page is structured in a real Bestwest Building report on our website.
Step 2: Understand the Finding Categories
Bestwest Building reports classify all findings into clear categories. Understanding what each category means is the most important step in reading your report accurately.
| Category | What It Means | What to Do |
|---|---|---|
| Major Structural Defect | A defect of sufficient magnitude where rectification has to be carried out in order to avoid unsafe conditions, loss of utility or further deterioration of the property. Relates to structural components. | Speak to your settlement agent about your contractual options. Get quotes from reputable contractors to assist in negotiations. |
| Major Non-Structural Defect | Same magnitude threshold as a Major Structural Defect, but relating to non-structural components. | Speak to your settlement agent about your contractual options. Get quotes from reputable contractors to assist in negotiations. |
| Minor Defect / Maintenance Item | Common defects including minor blemishes, corrosion, cracking, weathering, and general deterioration. Expected to be managed as part of normal ongoing maintenance. | Plan a maintenance schedule. Group items into pre-settlement, immediate post-settlement, and longer-term maintenance. |
| Safety Hazard | A defect that in the opinion of the inspector is or may constitute a potentially serious safety hazard, regardless of structural significance. | Prioritise rectification. Some may be legal obligations for the seller to address prior to settlement. |
| Further Investigation | A defect or possible defect that requires further investigation by an appropriate specialist. The inspector has identified a concern but cannot fully assess it within the scope of the inspection. | Engage the recommended specialist before settlement where possible. |
| Due Diligence Item | Items such as aged extensions or alterations where the inspector recommends the buyer make further enquiries, typically with the relevant local government. | Make the recommended enquiries before settlement. Your conveyancer can assist. |
| Not Inspected | Areas or systems that could not be assessed, either due to access limitations or because they fall outside AS4349.1 scope (e.g. appliances, air conditioning, fireplaces). | Note the reason. Arrange specialist assessment for any areas of concern. |
The most important distinction to understand is the definition of a major defect. Under the Terms and Conditions that apply to every Bestwest Building inspection, and consistent with AS4349.1, a major defect is defined as a defect of sufficient magnitude where rectification has to be carried out in order to avoid unsafe conditions, loss of utility or further deterioration of the property. Major defects are further divided into Structural and Non-Structural categories depending on the component affected.
Many first-time buyers see a long list of minor defects and maintenance items and assume the property is in poor condition. In most established properties, a detailed report from a thorough inspector will contain a significant number of minor findings. That is normal. A long list of minor items is often a sign of a thorough inspection, not a sign the property is in poor condition. The category of the defect matters far more than the total number of findings.
Step 3: Focus on Major Defects First
If your report contains major defects, either Structural or Non-Structural, these require your full attention before anything else. Read each major defect carefully and note:
- What it is: the specific element affected and the nature of the defect
- Where it is: the location within the property, supported by photographs
- What the inspector recommends: the report will set out the recommended course of action
Major defects do not automatically mean you should walk away from the purchase. They mean you need more information. Speak to your settlement agent about your contractual options. Get quotes from reputable contractors to assist in negotiations. In some cases, after weighing up the cost and complexity of rectification, a buyer may decide the risk is too high and exercise their rights under the contract.
Your building inspector can talk you through the practical implications of any major defect. At Bestwest Building, your inspector is available for a direct consultation after you receive the report.
Step 4: Review the Photographs
Every defect in a Bestwest Building report is supported by full-resolution photographs. Do not skip these. The photographs show you exactly what the inspector saw and, in many cases, make the written description far easier to understand.
When reviewing photographs, look at:
- The location context: where on the property is this defect?
- The severity: does the photograph match the written description?
- Any annotations or captions: inspectors use these to highlight the specific area of concern
If you want to understand what a Bestwest Building report looks like before you book, you can view a sample report on our website.
Step 5: Work Through Minor Defects and Maintenance Items
Once you have processed the major defects, work through the minor defects and maintenance items systematically. For each item, ask yourself: does this need attention before I move in, and what is the approximate cost?
Group the items into three lists:
- Pre-settlement: items you want the seller to address, or to factor into price negotiations
- Immediate post-settlement: items that need attention in the first weeks or months
- Ongoing maintenance: items to budget for over the next one to three years
This turns a lengthy defects list into a practical action plan, which is a far more useful way to approach the report than trying to assess everything at once.
Step 6: Act on Further Investigation and Due Diligence Items
Any item flagged for Further Investigation means the inspector identified a concern but could not fully assess it within the scope or conditions of the inspection. This is the inspector doing their job correctly. Common examples include:
- Structural concerns requiring an engineer’s assessment
- Suspected asbestos-containing materials requiring laboratory testing
- Drainage issues requiring a CCTV drain inspection
- Electrical or plumbing items requiring a licensed tradesperson
Due Diligence Items are a separate category. These typically relate to aged extensions or alterations where the inspector recommends the buyer make further enquiries with the relevant local government to confirm appropriate planning consent has been obtained. Your conveyancer can assist with these enquiries.
Where possible, follow up on Further Investigation items before settlement. If you cannot arrange specialist assessment before settlement, make sure your settlement agent is aware so the risk can be factored into your position.
Step 7: Talk to Your Inspector
Reading a building inspection report on your own, without construction knowledge, is genuinely difficult. The most valuable step you can take after reading the report is to call your inspector and talk through the findings.
At Bestwest Building, every client has direct access to their inspector after the report is delivered. You can ask what a specific defect looks like in practice, what it typically costs to fix, how urgent it is, and whether it changes the overall picture on the property. This conversation is included as part of your inspection.
Book Your Inspection with Bestwest Building
Bestwest Building’s extensive team of highly experienced registered builders has completed 45,000+ inspections across Perth and South West WA. Every inspector is a registered builder. Same-day digital reports with full-resolution photographs. Direct consultation with your inspector included as standard. Get a free instant quote at bestwestbuilding.com.au or call us on (08) 9444 9562.
Not yet booked? See what our reports look like before you commit by visiting our pre-purchase building inspection page.
Frequently Asked Questions About Building Inspection Reports
What does a major defect mean in a building inspection report?
A major defect is defined as a defect of sufficient magnitude where rectification has to be carried out in order to avoid unsafe conditions, loss of utility or further deterioration of the property. Bestwest Building reports split major defects into Structural and Non-Structural categories. A major defect requires your attention and professional advice, but does not automatically mean you should not proceed with the purchase.
What is the difference between a Major Structural Defect and a Major Non-Structural Defect?
Both categories apply the same magnitude threshold: the defect is significant enough that rectification is required to avoid unsafe conditions, loss of utility, or further deterioration. The distinction is whether the affected component is structural. A cracked load-bearing wall would be a Major Structural Defect. A significant defect to external render or cladding with no structural implication would be a Major Non-Structural Defect.
How many defects is normal in a building inspection report?
There is no fixed number. Established homes, particularly those ten or more years old, will typically contain a significant number of minor defects and maintenance items. A thorough inspector will document everything they find. A long list of minor items is often a sign of a thorough inspection, not a sign the property is in poor condition. The category of the defect matters far more than the count.
What is a Due Diligence Item in a building inspection report?
A Due Diligence Item is a flag for the buyer to make further enquiries that are outside the inspector’s scope. The most common example is an aged extension or alteration where the inspector recommends the buyer confirm with the relevant local government that appropriate planning consent was obtained. Your conveyancer can assist with these enquiries before settlement.
Can I use the building inspection report to negotiate the purchase price?
Yes. Building inspection findings are commonly used in negotiations, particularly where major defects are identified. Speak to your settlement agent about your contractual options. Getting quotes from reputable contractors for any major defects will give you a solid basis for negotiation.
How quickly will I receive my building inspection report?
For most standard domestic properties, Bestwest Building delivers reports the same day as the inspection as a digital document with full-resolution photographs. Your inspector is also available for direct consultation on the findings after the report is delivered.
