What a building and pest report covers

What goes into a building and pest report, the limits of a visual inspection, and how to act on the findings before 5pm on your REIQ inspection date.

The two standards behind the report

A combined building and pest report rests on two Australian Standards: AS 4349.1 for the visual inspection of residential buildings and how the report is prepared (ABLIS: AS 4349.1-2007), and AS 4349.3 for timber pest inspections (ABLIS: AS 4349.3-2010). Check that the inspector's licence details appear on the report too.

How a report is laid out

Templates vary, but a complete report will include:

a summary of the most important findings
property and inspection details: address, date, weather, inspection type and who attended
areas inspected and not inspected, with reasons
major defects and minor defects, each with photos
safety hazards
timber pest findings: live termites, damage, borers, decay, and any sign of past treatment
conducive conditions that invite timber pests
recommendations for further investigation by a specialist
the limitations of a visual inspection.

How to read it in 15 minutes

Summary first, for the overall picture.
Limitations and areas not accessed next. An inaccessible subfloor is a risk, not a clean result. Under a Queenslander, an enclosed or built-in underneath can hide stumps and bearers the inspector could not see.
Major defects and safety hazards, with every photo.
Further investigation items: what the inspector suspects but could not confirm.
Quotes for anything structural, roofing, damp or termite related, ideally before your contract inspection date.

Then call the inspector. Ask what they would fix first and whether anything is likely to get worse in the wet season.

Defects that change the deal vs normal wear

Under an REIQ contract, the building and pest condition is not a free exit. The REIQ explains that a buyer who terminates must act reasonably, and that the seller can ask for a copy of the report under clause 4.2. Its guidance treats a major termite infestation, latent structural damage and extensive water damage as serious, and general wear and weathering as cosmetic (REIQ, 14/10/2025). Your solicitor can tell you how that applies to your findings.

What a visual inspection cannot see

The inspector does not open walls, lift fixed floor coverings, move stored goods or test the electrical, plumbing, gas and drainage systems. Asbestos testing and pool safety are separate. A report also cannot tell you whether a property has flooded in the past, unless there are visible signs on the day.

Using the report to negotiate

Talk to your solicitor before 5pm on the inspection date, not after. Depending on the findings, the options may include proceeding, negotiating a price reduction or repairs, or terminating under the condition. Quotes from licensed trades give you firm numbers to negotiate with. Read the seller's disclosure statement alongside the report; the seller must give you one before you sign (Queensland Government: contract of sale).

Ipswich notes

Flood. Council's historical flood mapping tool shows estimated 1974 and 2011 flood extents and the February 2022 flood levels (City of Ipswich, 09/05/2023). The Ipswich Plan 2025 interactive map includes a flood risk and overland flow overlay (Flood mapping). Check both, and ask the inspector to note any signs of water damage.
Mine subsidence. Collingwood Park had subsidence events in 1988 and 2008 from old underground coal mines, and the State guarantees repairs for eligible properties (Queensland Government).
Termites. The QBCC recommends an inspection every year (QBCC), so keep the report as your first baseline.