A strata building inspection in Perth covers the inside of the lot you are buying and the accessible parts of the building around it, but not the other units in the scheme. That single difference changes what the inspection can tell you, and it means a strata purchase needs two sets of information: the inspection report on the lot, and the strata company’s records on the building.
Perth’s apartment and villa stock has grown quickly, and buyers moving from houses to strata often order the same inspection they would for a standalone home and expect the same coverage. This guide explains what changes, what stays the same, and what to ask for before your pre-purchase building inspection so nothing is missed.
In this article:
- What is the difference between a lot and common property?
- What does a strata building inspection cover?
- What does a standalone house inspection cover that strata cannot?
- The defects we find most in Perth strata
- The strata records you need alongside the inspection
- Booking a strata inspection in Perth
- Frequently Asked Questions About Strata Building Inspections in Perth
| Strata inspections at a glance |
|---|
| Lot: the unit, villa or townhouse you are buying, inspected inside and out where accessible |
| Common property: shared structure including fire walls in the roof space directly above the lot, inspected where accessible |
| Not inspected: other lots in the scheme, neighbouring units roof space, common properties such as stairwells, lifts, car parks and grounds. |
| Same standard: AS 4349.1 for the building, AS 4349.3 for timber pests |
| Extra homework: strata company records, levies, reserve fund and any maintenance plan |
| Timing: after you sign the contract, before settlement |
| Get a free instant quote online, 24/7 at bestwestbuilding.com.au |
What is the difference between a lot and common property?
In a WA strata scheme, the lot is the part you own outright and common property is everything shared. In a typical apartment, the lot is the airspace inside the unit boundaries and common property includes the structure, external walls, roof, foundations, lifts, stairwells and grounds. In many villa and townhouse schemes, the lot includes the building on it and common property is limited to driveways, boundary fencing and shared services.
The scheme documents define exactly where your lot ends. Your settlement agent can confirm the boundaries, because they determine who pays when something fails.
| KEY TAKEAWAY If the roof leaks over your apartment, the strata company usually pays. If the roof leaks over your survey-strata villa, you usually pay. Knowing which scheme you are buying into is step one. |
What does a strata building inspection cover?
The inspection is carried out under AS 4349.1, the same standard as a standalone house. The inspector covers:
- The lot interior: walls, ceilings, floors, doors, windows, wet areas (bathrooms, ensuite and laundry), fit-off and any balcony or courtyard
- The building exterior where it can be reached from the lot or from common areas: external walls, balconies, roof cover from ground or ladder height, gutters and downpipes
- The roof space above the lot where there is an access hatch and clearance
What it does not cover is the inside of any other lot, and it does not involve testing services or opening up walls, ceilings or floors. Where a defect in the lot points to a problem in common property, the report says so, and the strata records become the next place to look.
What does a standalone house inspection cover that strata cannot?
With a standalone house, everything belongs to the buyer and everything accessible is inspected: full roof space, subfloor and crawl space areas where accessible, every external wall and the whole roof cover. With a strata lot, parts of that picture belong to the scheme and sit outside what one inspection can reach.
| Element | Standalone house | Strata apartment | Strata villa or townhouse |
|---|---|---|---|
| Roof space | Fully inspected where accessible | Inspected above the lot where a hatch exists | Fully inspected where accessible |
| External walls | All elevations | Accessible elevations only | Accessible elevations only |
| Roof cover | Ladder height or drone | Usually common property, reported where visible and directly relevant to your apartment | Ladder height or drone where the lot includes the building |
| Wet areas | Inspected with moisture readings behind shower walls | Inspected with moisture readings behind shower walls | Inspected with moisture readings behind shower walls |
| Other dwellings | Not applicable | Not inspected | Not inspected |
| Timber pest inspection | Recommended | Recommended although typically lower risk the higher the floor | Recommended |
| WHY IT MATTERS The strata report is not weaker than a house report. It covers the same elements to the same standard, but the building around your lot is only partly visible from where the inspector is allowed to stand. |
The defects we find most in Perth strata
- Balconies and terraces: failed waterproofing leading to moisture damage, cracked tiles, ponding water and corroded balustrade fixings
- Wet areas: leaking showers that damage the unit below, which is the most common source of strata disputes
- External render and paint: cracking and drummy render on 1990s and 2000s apartment blocks
- Windows and sliding doors: failed seals, water entry at sills and hardware that no longer locks
- Common property maintenance: rusted gutters, blocked box gutters, damaged eaves and car park ceilings with water staining
- Older villas: the same issues as any established Perth home, including roof cover deterioration, termite activity and rising damp
The strata records you need alongside the inspection
The inspection tells you the condition of what can be seen. The strata company’s records tell you what the scheme knows, what it has spent and what it is planning. Ask your settlement agent to obtain:
- Minutes of recent general meetings, which record known building issues and disputes
- The current levies and any special levies raised or proposed
- The reserve fund balance and, for larger schemes, the 10-year maintenance plan
- Insurance details for the building
- Any building defect reports, engineering reports or rectification programs the strata company holds
A well-run scheme with a healthy reserve fund and a documented maintenance plan is a very different purchase from one with the same inspection findings and an empty account.
| IMPORTANT NOTE Bestwest inspects buildings. It does not review strata records or provide legal advice. This is something you would typically need to review yourself. |
Booking a strata inspection in Perth
Book as soon as your offer is accepted so the report and the strata records are both in hand before your inspection condition expires. In WA the inspection is usually carried out after you sign the contract, but before settlement. Bestwest arranges access with the agent, inspects to AS 4349.1 and AS 4349.3, and delivers a same-day digital report with full-resolution photographs and a phone consultation with the inspector.
Bestwest Building’s extensive team of highly experienced registered builders inspects apartments, villas and townhouses from Two Rocks to Falcon and into the South West. For a broader look at what any inspection covers, read What Does a Building Inspection Include in WA?
Receive Your Instant Quote
Quickly get an accurate quote for your inspection services with no delay, all tailored to your needs.
Frequently Asked Questions About Strata Building Inspections in Perth
Do I need a building inspection for an apartment?
Yes. The lot itself can have defects that cost you money, especially in wet areas and on balconies, and the inspection also records observed conditions in common property that you can follow up in the strata records.
Will the inspector look at the whole building?
The inspector covers the lot and the parts of the building that can be reached from the lot or from common areas. Other lots are not inspected, which is why the strata records matter as much as the report.
Is a strata inspection cheaper than a house inspection?
Pricing depends on the size and type of the property. Get an instant personalised quote at bestwestbuilding.com.au.
Do I need a pest inspection on an apartment?
For ground floor units, older blocks and any villa or townhouse, a combined building and timber pest inspection is recommended. Termites reach timber framing and fit-out in strata buildings the same way they reach houses.
Who fixes defects in common property?
The strata company, funded by levies from all owners. That is why the reserve fund balance and any planned works are part of your due diligence, alongside the inspection report.
