Everything You Need to Know About Property Inspections

Walking through a property you might buy is different from walking through one you're renting.

The difference is permanence. You'll be responsible for everything behind the walls, under the floors, and above the ceiling. A leaking gutter that's annoying in a rental becomes a $2,000 problem when you own the property. The inspection is your chance to see what you're actually buying, not just what the styling suggests.

What to Check Before You Even Book the Inspection

Confirm the property falls within Victoria's stamp duty concession range before you spend time on inspections. Full exemption applies up to $600,000, with a sliding scale concession to $750,000. Properties above that threshold mean you're paying standard rates, which changes the numbers quickly.

Check whether the property is an established home or a new build. If you're looking at a new home valued under $750,000, you may be eligible for the $10,000 First Home Owner Grant. Established homes don't qualify. That distinction affects your borrowing capacity and the deposit you'll need to bring to settlement.

Structural Issues You Can Spot Without a Building Inspector

Cracks in the walls are the most visible clue. Hairline cracks in plaster are common and usually cosmetic. Cracks wider than a few millimetres, especially if they run diagonally from door frames or window corners, suggest movement in the foundation. Cracks that appear outside and inside in the same location are worth investigating further.

Check the floors for levelness. Stand at one end of a room and look across the floor surface. If it slopes noticeably or feels springy underfoot, the subfloor may have issues. Sandringham has a mix of weatherboard homes from the early 1900s and brick veneer builds from the 1960s and 1970s. Older homes near the foreshore sometimes show movement due to sandy soil conditions.

Look at the roofline from the street. It should be straight. A sagging roofline indicates structural problems that will be expensive to fix. Walk around the outside of the property and check the brickwork or weatherboards for cracks, gaps, or deterioration.

Water Damage and Drainage Red Flags

Water is the most common cause of long-term damage in Melbourne properties. Check the ceilings for stains, especially in corners and around light fittings. Brown or yellow marks suggest a leak at some point. Ask whether it's been repaired and request evidence.

Open every tap and flush every toilet. Water pressure should be consistent. Slow drainage in sinks or showers can indicate blocked pipes. Look under sinks and around the base of toilets for water stains or soft flooring.

Go outside during or after rain if possible. Water should drain away from the house, not pool around the foundation. Sandringham's proximity to the bay means some streets have high water tables. Properties in low-lying areas near the foreshore or around the Royal Melbourne Golf Club may be more prone to damp subfloors.

Check the gutters and downpipes. Overflowing gutters cause water to run down external walls and into the roof space. Rusty or sagging gutters need replacing. If the property has a flat roof or a combination of flat and pitched sections, ask about waterproofing and maintenance history.

Electrical and Plumbing Updates That Affect Your Loan

Older electrical systems can be a problem for lenders. If the property still has ceramic fuses or ungrounded power points, it may need rewiring. Some lenders will require an electrical safety inspection before they'll approve the loan. That's an additional cost, and if the report identifies hazards, you may need to factor in rewiring costs before settlement.

Lead pipes and galvanised steel pipes are still present in some older Sandringham homes. If the plumbing hasn't been updated, you may face replumbing costs within a few years. Copper or PEX piping is the current standard. Ask the agent when the plumbing was last updated and whether there's any documentation.

Check the hot water system. Gas or electric storage systems typically last 10 to 15 years. If it's near the end of its life, replacement will cost between $1,500 and $3,000 depending on the type and size.

Why You Should Inspect on a Weekday and at Night

Weekend open inspections show you the property at its quietest. Inspect on a weekday morning or afternoon to hear the actual noise level. Sandringham is close to the Frankston line, and train noise carries differently depending on the wind. Streets near Beach Road or Bay Road experience consistent traffic noise throughout the day.

If possible, drive past the property at night. Check whether street lighting is adequate, whether the neighbourhood feels safe, and whether there's noise from nearby pubs or restaurants. The Sandringham village area has several licensed venues that are busy on weekends.

What the Building and Pest Inspection Will and Won't Tell You

A building inspection covers structural integrity, weatherproofing, and major defects. It does not cover compliance with current building codes unless the property was required to meet them at the time of construction. The inspector will note issues but won't usually provide cost estimates for repairs. You'll need quotes from tradespeople for that.

Pest inspections focus on termites, borers, and wood rot. Termite activity is common in bayside suburbs due to the coastal environment. An active infestation will usually require treatment before settlement, and the cost can range from a few hundred dollars for a small localised treatment to several thousand for extensive damage and prevention systems.

Both inspections are conditional on access. If the roof space is inaccessible or the subfloor is sealed, the inspector will note that in the report. You'll need to decide whether you're comfortable proceeding without full visibility.

How Inspection Results Affect Your Pre-Approval

If the building inspection identifies major defects, your lender may reassess the property's value. A valuation is based on the property's condition. Significant structural issues, illegal building work, or safety hazards can reduce the valuation, which in turn affects how much the lender will advance.

Consider a buyer who secured pre-approval and made an offer subject to building inspection. The inspection revealed that an extension at the rear of the property was built without a permit and did not comply with setback requirements. The valuer reduced the property value, and the buyer's loan amount dropped accordingly. The buyer renegotiated the sale price to reflect the reduced valuation and the cost of rectifying the unapproved work. Without that inspection, they would have been left with a property worth less than they paid and immediate costs to bring it into compliance.

Questions to Ask at Every Inspection

Ask how long the current owners have lived there and why they're selling. The answer can reveal useful context. Ask whether there have been any insurance claims for water damage, fire, or other events. Ask whether any building work has been done and whether permits were obtained. If the property has been renovated, ask for copies of permits and compliance certificates.

Ask about the windows and doors. Do they close properly? Are there drafts? Double glazing is uncommon in older Sandringham homes, and single-glazed aluminium windows from the 1970s and 1980s are often draughty and inefficient.

Ask about the heating and cooling systems. Ducted heating, split systems, and evaporative cooling all have different lifespans and running costs. If there's no cooling, consider the cost of installing it. Sandringham summers can be warm, and properties without adequate cooling are harder to sell later.

Call one of our team or book an appointment at a time that works for you. We'll help you understand how inspection results affect your home loan options and walk you through the next steps in your first home loan application.

Frequently Asked Questions