Residential building inspection
Clear findings. Defensible evidence. Practical next steps.
A premium report format for Code Comply inspections, designed to make risk, evidence, standards context and recommendations easy to understand.
Inspection details
Executive summary
Specialist advice is recommended before relying on the affected areas as sound or watertight.
Likely to require qualified assessment or repair.
Maintenance or monitoring items.
Prompt action recommended.
Template intent: keep the client focused on what matters. The report should lead with risk, then support each finding with evidence, room/location, reference context and a practical recommendation.
Priority findings
| Priority | Area | Finding | Reference / context | Recommended action |
|---|---|---|---|---|
| Major | Master bedroom ceiling | Water staining consistent with possible roof or flashing leak above. | NCC/BCA weatherproofing principles; AS 4349.1 reporting context. | Engage a licensed roofer to investigate and repair the source before internal make-good. |
| Major | Western exterior wall | Cracking measured up to approximately 7mm with visible displacement. | AS 2870 movement/crack assessment guidance. | Obtain structural engineer advice and monitor movement. |
| Safety | Subfloor access area | Evidence of timber pest activity and damaged subfloor members. | AS 3660 termite management context. | Arrange pest inspection/treatment and carpenter/engineer review of affected members. |
Detailed findings
Master bedroom ceiling — water staining
MajorLocalised staining was observed to the plasterboard ceiling. The pattern is consistent with moisture entry above this area. No invasive testing was undertaken.
Western elevation — external cracking
MajorCracking was noted to the western external wall. The largest visible crack was approximately 7mm. The cause cannot be confirmed from a visual inspection alone.
Subfloor — timber pest evidence
SafetyVisible damage was observed to accessible subfloor timbers. Extent and activity status require specialist confirmation.
Room-by-room record
- Entry / hallway — no major defects observed.
- Kitchen — sealant deterioration at splashback junction.
- Bathroom — grout cracking near shower hob.
- Garage — hairline slab cracking to monitor.
Captured evidence
- Walkthrough video for general room condition.
- Targeted photographs for each major finding.
- Inspector notes retained against each area.
- Specialist referral items flagged for follow-up.
Scope and limitations
This report is based on a visual inspection of reasonably accessible areas at the time of inspection. It does not include destructive, invasive or specialist testing. Concealed defects, inaccessible areas, latent conditions and services not safely available for inspection may not be identified.
Where a specialist recommendation is made, the client should obtain that advice before making a purchase, settlement, rectification or occupancy decision.
Inspector declaration
I declare that this inspection was conducted as a visual building inspection within the stated scope and limitations. The observations and recommendations reflect the conditions visible at the time of inspection.