Quick answer: a building and pest inspection for a standard house costs about $545 to $660 including GST in the published prices we checked on 28 October 2026, and more for a large, older or two-storey home or extra structures. A pest inspection alone costs less. Book it before an auction, or inside your cooling-off period or a subject-to-inspection condition.
Updated 28 October 2026. Prices checked on inspectors' own websites and cooling-off rules checked on NSW and Queensland Government websites on the same day.
Key facts, checked 28 October 2026
Three dated facts help you plan the cost and timing of an inspection: the NSW cooling-off rules, the Victorian advice for auctions, and one inspector's published starting price. Each was checked on an official or inspector website on 28 October 2026.
- In NSW you have a 5 business day cooling-off period after you exchange contracts, and withdrawing costs 0.25% of the purchase price, which is $250 for every $100,000. There is no cooling-off period at auction (NSW Government, checked 28 October 2026).
- If you are buying at auction in Victoria, get the inspection report before the auction, because you cannot put conditions on the contract of sale at an auction without the vendor's agreement (Victorian Government, updated 18 September 2026).
- WA Building Inspections lists a standard building and pest inspection at $499 + GST for a standard 4 by 2 home (WA Building Inspections, page updated 2 October 2026).
How much does a building and pest inspection cost?
A building and pest inspection for an average house usually costs about $545 to $660 including GST, based on the published starting prices we read on 28 October 2026. Inspectors set their own fees, and larger, older or two-storey homes, extra structures and travel cost more, so get a written quote for the address.
There is no set fee. Most inspectors publish a starting price for an average house. These are the published prices we read on 28 October 2026:
| Inspector (location) | Building and pest | Building inspection | Pest inspection | What the price covers |
|---|---|---|---|---|
| Casey Building Inspections (south-east Melbourne, Vic) | From $495 + GST | From $325 + GST | Timber pest from $325 + GST | An average 3-bedroom, single-storey home; larger or multi-storey homes are quoted separately |
| WA Building Inspections (Perth, WA) | $499 + GST (standard); $799 + GST with thermal imaging | Not listed separately | Included in the combined price | A standard 4 by 2 home; sheds, granny flats and extra travel $89 + GST each |
| Vision Building Reports (Toowoomba, Qld) | From $660 incl. GST | From $440 incl. GST | From $220 incl. GST | Price depends on construction type and size |
| Building Inspections in Perth (Perth, WA) | Comprehensive from $575 incl. GST | Structural from $360 incl. GST | Termite from $185 incl. GST | Pool inspection can be added for $100 |
Prices are the inspectors' own advertised starting prices, not quotes. Airtasker's national cost guide gives a wider view: it says building inspection costs range from $300 to $500, building and pest inspections are usually around $500 on average, and a pest inspection on its own ranges from $75 to $150 (guide last updated 15 December 2023). Get a written quote for the actual address.
What changes the price
The price of a building and pest inspection depends mainly on the home's size and storeys, its age and construction, extra structures such as sheds and pools, your location, and the type of report. Bigger, older or more complex properties take longer, so inspectors quote them separately.
- Size and storeys: a bigger or two-storey home takes longer, and several inspectors quote these separately.
- Age and construction: an older home, a timber home or one with a subfloor usually needs more time.
- Extra structures: sheds, granny flats, pools and detached garages are often charged as extras.
- Location: some inspectors add a travel fee outside their normal area.
- Type of report: a combined building and pest report often costs less than booking the two separately, and thermal imaging or other extras cost more.
- Units and townhouses: an apartment is usually cheaper to inspect than a house, but in a strata scheme you also need the strata records, which are a separate cost.
When to book: auctions, cooling-off periods and conditions
Timing matters as much as price. Moneysmart says to get a building and pest report done by a professional once you have found a property you like, that a conditional offer can depend on conditions such as finance approval and inspections, and that there is no cooling-off period if you buy at auction.
- NSW: the NSW Government says you have a 5 business day cooling-off period after you exchange contracts. If you withdraw, you pay the vendor 0.25% of the purchase price, which is $250 for every $100,000. There is no cooling-off period at auction, or if you exchange on the day of the auction after the property is passed in. You can also waive cooling-off with a 66W certificate, so get your inspection done first if you plan to do that.
- Queensland: the Queensland Government says the standard contract for buying a home comes with a cooling-off period of 5 business days, and the seller may deduct a penalty of up to 0.25% of the purchase price if you end the contract in that time. Auctions have no cooling-off period.
- Victoria: the Victorian Government's first home buyer guide says that if you are buying at auction you should get the inspection report before the auction, because you cannot put conditions on the contract at an auction without the vendor's agreement. For a private sale, see if you can make the purchase subject to a building inspection.
- Other states: rules differ, so ask your conveyancer or solicitor how long you have and what it costs to pull out before you sign.
Paying a few hundred dollars for an inspection on a home you then miss at auction is part of the cost of buying. Paying nothing and finding a major defect after settlement can cost far more. The real risk is buying a home with defects you did not budget for and can’t get your money back.
A building and pest inspection is how you find those defects before you are locked in. The rest of this guide explains who does the inspection, what it checks, its limits and how to use the report.
Why a building and pest inspection is worth the cost
Due diligence is crucial to make sure a building is safe and sound. It is important for the property buyer to know what the property consists of, ensuring that there are no hidden concerns or issues that may lead to bigger problems in the future.
When purchasing a property, it is important to ensure that the building and pest inspections are completed. No matter how old or new the property is, these inspections are essential in order to protect yourself from any unexpected surprises. This is where you get an inspector to come in and check the condition of the building, look for signs of pests or termites, and see if any major repairs or defaults are there.
Let’s break this down into 2 sides, you have a building inspection and you have the pest inspection. Both of these are independent of each other but are both very important. A building inspection looks at the structure and integrity of the property, while a pest inspection checks to see if there are any types of pests like termites or rodents that may be damaging the property from the inside out.
Building Inspector
Let’s first talk about the building inspector. When looking for a building inspector it is also important to find an inspector who has the experience and qualifications necessary to do the job properly. Don’t be scared to call and interview your building inspector to ensure that you are getting someone who is qualified and up to date with the current building regulations. With experience comes knowledge so you would want to check the inspector has at least 5 years of experience and a full builders license.
Pest inspector
The 2nd person you need is a pest inspector or someone who has experience in pest management. This is important to identify if there are any infestations of pests or termites as this could lead to bigger issues and more expensive repairs in the future. Experience in pest inspections is also essential, so again check qualifications and license and we still would suggest looking for someone who has at least 5 years of experience in pest inspections.
While these are 2 separate tasks, you can get an inspector who does both to save time and money. This will ensure that you are getting a complete overall evaluation of the property and can make an informed decision about whether or not to purchase the property. Let’s work with you using a professional that does both.
Tasks for the building inspection
A building inspection checks the structure and materials, signs of water damage, cracks and mould, safety hazards, and the condition of plumbing, drainage and ventilation. It covers what the inspector can reach and see on the day, and thermal imaging is available as an extra with some inspectors.
You’ve found a reputable inspector, it is important to know what they will be looking for during the inspection. The tasks for the building inspection are as follows:
- Inspecting the building’s structure and materials to identify any defects or damages
- Checking for any water damage, cracks, moulds, and other forms of decay
- Identifying safety hazards like electrical faults and gas leaks
- Checking for signs of infestation or termite activity
- Inspecting the building’s systems such as plumbing, drainage, and ventilation
- Thermal imaging, if you book an inspection that includes it, to help find hidden moisture or insulation gaps
The pest inspection, usually called a timber pest inspection, checks for:
- Signs of termites and other timber pests such as borers and wood decay.
- Conditions that raise the risk of termites, such as moisture, poor drainage or timber touching the soil.
- Points where termites could get into the building.
- Cracks in walls or foundations that show signs of termite activity.
- Areas like the subfloor, roof space and inside cupboards, where they can be reached.
- Checking for any signs of water damage or mould that could attract pests
- Identifying any weak spots that may need repairs to prevent pests from entering the property
Building and pest inspections limitations
A building and pest inspection covers just what the inspector can reach and see on the day. Blocked areas such as roof spaces and subfloors, hidden pests, asbestos, and electrical, plumbing or gas faults may need a separate specialist, so read the report's limitations section and ask about further checks.
While understanding the importance of both building and pest inspections is essential, it is also important you know the limitations of these inspections. These limitations include:
– The inspector may not be able to access certain areas of the building, such as crawlspaces or attics if they are blocked off or inaccessible.
– In some cases, the property may be too old and have outdated building materials that are no longer in compliance with current regulations.
– Pest infestations can be difficult to identify if there are not any visible signs or evidence, so it is also possible for pests to go unnoticed during the inspection.
– A building inspector is not usually licensed for electrical, plumbing, gas fitting or drainage work, so ask a licensed electrician or plumber to check these if the report raises concerns.
– A standard inspection may not identify asbestos. If the home is older, ask about a separate asbestos inspection.
– Some problems are not visible on the day and need further investigation, for example by a structural engineer.
So when should you book the inspection, and how does it fit around your offer?
Should you get the inspection before making an offer or after?
Book the inspection before you offer if you can, because the results help you decide whether to proceed or negotiate. In a hot market you may offer first with a subject-to-inspection clause, accepting that more conditions can make your offer less attractive to the seller. At auction you cannot usually add conditions, so inspect before the day.
So you’ve found the right property and are ready to buy, but before you make an offer, you need to decide whether to arrange a building and pest inspection first or after your offer is accepted. This decision can be tricky, especially in a hot market, where subject to building and pest clauses might give you a disadvantage when negotiating with the vendor. However, there are pros and cons to each approach, and it ultimately depends on the individual situation.
When doing the inspection before an offer is inspected, you can use the results to assess and either walk away from the property or negotiate the selling price of the property based on any issues that are uncovered. This can be beneficial in case there are serious problems with the property, as it could give you an upper hand when negotiating with the vendor. Though in a hot market, securing the property instantly and then doing inspections could be the difference between getting the property or not. You can protect yourself by adding subject to building and pest clauses to your offer, which ensures that you get access to the inspection results before officially purchasing the property.
The more subject-to-clauses you have in your offer, the less desirable it is going to be to the vendor. What are subject to clauses? These are clauses that need to be completed before settlement but are in favour of the buyer and not the seller. In the event these clauses aren’t met, the buyer has the option to pull out or negotiate the repairs or work that is required. The seller may not want to repair the items or they may agree to a discounted price on the contract price that reflects the repair’s costings. So your offer will be more desirable to them if they don’t have any subject-to clauses or very minimal subject-to clauses. Some sellers may not be flexible with subject-to-clauses, so if you’re in a hot market and the property is priced right but there’s competition, you might want to remove all of these subject-to-clauses and make an offer.
You should consider if the building and pest is better before or after making an offer. Can you remove the emotion in the chance it comes back where you have to walk away from the property or the vendor refuses to further negotiate? Is this emotionally going to get to you and where do you start to make irrational decisions based on emotion if you’ve already fallen in love with the property This is something you need to think about. During hot markets, it is quite hard to way up all of these factors, but the right decision will differ depending on the individual situation.
Go out with the building and pest inspector to view the property
You can usually attend the inspection, ask questions and have the inspector photograph areas you want to revisit, as long as you stay out of the way. If you cannot attend, ask for a phone call afterwards, and read the whole report so you understand what each finding means.
Lets now fast forward, you have finally gotten your inspector out on a property, what else do you need to know? Did you know that you can actually go out with the building and pest inspector to view the property? This can be a great time for you to get more answers to any questions that you might have, or if you want them to take pictures of particular areas on the property so you can re-familiarize yourself with it when you look through their report. Be careful not to distract the inspector and make sure you don’t interfere with their work.
It doesn’t take much to miss a structural fault or some long-term damage. Another option is once they finish their site inspection is that you can ask them to do a quick walk-through with you, where the inspector can explain their findings in more detail.
Another option which is our favourite is for them to call you from the property, or if they will be taking longer than expected, to provide you with a recap over the phone once their inspection is complete. This way you can ask more questions and get more information without having to wait for them to finish, which would otherwise take hours depending on the size of the property.
If you don’t do either the phone call or site inspection make sure you read the report thoroughly and understand what it means – if there are any problems highlighted, we highly recommend a call to your inspector to discuss your concerns and how they can be rectified. For example, if there are termite issues found during the termites, this could mean that you need to get a pest management company out before purchasing or even in some cases once you buy.
Something that you may think is major like a structural fault or damaged floorboards, may actually not cost as much to repair and rectify as you think – it all depends on the type of work needed to be done. But at the end of the day, you don’t want to buy something that has major issues that will require either extensive renovations or even worse cause your property value to depreciate.
Also once you receive your report there are 2 other professionals that you should consider getting to give their opinion on the report. Your buyer’s agent and your solicitor or conveyancer. If there is anything that doesn’t make sense in the report or you don’t understand, get a second opinion before you decide.
Can you use a report the seller already has?
Sometimes. In NSW, the government says the agent must inform you as a prospective buyer about previous property inspection reports, and you might be able to negotiate a cheaper price to repurchase a report. A report written for someone else may be old or limited, so check its date, who it was written for and whether the inspector will let you rely on it. If you are buying a unit or townhouse in NSW, the government also says you should get a strata search report done before you buy.
What if the inspector misses something?
An inspection checks what can be seen and reached on the day. The Queensland Building and Construction Commission says that if your pre-purchase building or termite inspection report fails to mention existing damage, you must take your own action against the inspector. Before you book, ask what the inspector's insurance covers, read the report's limitations section, and keep a copy of the report and your booking terms.
More building and pest inspection questions
How long is the cooling-off period in NSW?
The NSW Government says you have 5 business days after you exchange contracts. If you withdraw, you pay the vendor 0.25% of the purchase price, or $250 for every $100,000. There is no cooling-off period at auction, and off-the-plan contracts have 10 business days.
How long is the cooling-off period in Queensland?
The Queensland Government says the standard contract for buying a home has a 5 business day cooling-off period. If you end the contract in that time, the seller may deduct a penalty of up to 0.25% of the purchase price. Auctions have no cooling-off period.
Who pays for the building and pest inspection?
Usually the buyer books and pays for their own inspection, because the report is written for them. The NSW Government's buying guide says you will need to arrange property and pest inspections and request any existing reports from the seller or the seller's agent.
Is a building and pest inspection worth the cost?
For most buyers, yes. A few hundred dollars is small next to the price of a home and the cost of repairing hidden structural damage, moisture problems or termite damage you did not know about. The report can also give you grounds to negotiate or walk away.
Do I need a building and pest inspection for a new home or apartment?
It is still worth considering. New homes can have defects, and an apartment's common property is looked after by the owners corporation, so for a unit you need the strata records as well as an inspection of the unit itself.
What does a building and pest inspection cover?
A building inspection checks the visible condition of the home, such as structure, roof, damp and safety concerns, and a pest inspection checks for termites and other timber pests. Our guide to building and pest inspections before buying explains what a report covers and what it leaves out.
How can a buyers agent help with building and pest inspections?
A buyers agent can book inspectors, time the inspection before an auction or within your cooling-off period, read the report with you and use the findings to negotiate. Wealth Through Property's home buyers agent fee is a fixed $12,000 for homes up to $1 million, GST included.
Get the inspection right without missing the property
The hard part is often not the cost of the report but fitting it into an auction date or a five-day cooling-off period. Wealth Through Property's home buyers agent service arranges building and pest inspections, strata checks and contract reviews with your conveyancer, then negotiates the price using what the report finds. The fee is a fixed $12,000 for homes up to $1 million, then 0.4% on the part from $1 million to $2 million, GST included, with payment plans. Work out the fee for your price with the buyers agent fee calculator. Buying to invest? See our investment property buyers agent service.
Related reading: how to buy a home in Australia, the cost of owning a house, buying a strata property and home loan pre-approval.
Sources
- Moneysmart: Buying a house (checked 28 October 2026)
- NSW Government: Contracts and deposits, Inspecting a property and Buying property in NSW
- Queensland Government: Cooling-off period
- Victorian Government: First home buyer guide (updated 18 September 2026)
- QBCC: Pre-purchase building and termite inspection complaints
- Published prices read 28 October 2026: Casey Building Inspections, WA Building Inspections, Vision Building Reports, Building Inspections in Perth, Airtasker cost guide
This article is general information and is not financial or legal advice. Prices and rules change; get a written quote for the property and check your contract and cooling-off rights with your conveyancer or solicitor before you sign.