Whether you are a professional building inspector, a pest control technician conducting a pre-purchase inspection, or a homeowner preparing for a property assessment, having a comprehensive checklist is essential. Missing a single defect or failing to document an area of concern can lead to costly disputes, liability issues, or unhappy clients.
This checklist covers every major area of a residential property inspection, organised in the order a typical walk-through would follow. Use it as a reference, adapt it to your local standards, and pair it with professional inspection software to ensure consistent, thorough documentation on every job.
Exterior and Site
The inspection starts before you walk through the front door. The exterior of the property and the surrounding site tell you a great deal about the overall condition and potential risks.
Site Drainage and Grading
- Ground slopes away from the building on all sides
- No evidence of water pooling against foundation walls
- Stormwater drains are present, unblocked, and directing water away from the structure
- Garden beds and landscaping are not piled against the external cladding
- Retaining walls are structurally sound and have adequate drainage provisions
External Walls and Cladding
- Brick, render, or cladding is free from significant cracks
- Weep holes at the base of brick veneer walls are open and unobstructed
- No signs of rising damp, salt attack, or efflorescence on masonry
- Timber cladding is free from rot, warping, and paint failure
- Flashings around windows, doors, and wall junctions are intact
- No gaps or openings that would allow pest entry
Windows and External Doors
- All windows open, close, and lock correctly
- Window frames show no signs of timber rot or corrosion
- Seals and weatherstripping are intact
- External doors close flush and latch securely
- Sliding door tracks are clean and rollers function smoothly
- Flyscreen condition is noted
Paths, Driveways, and External Structures
- Concrete paths and driveways are free from trip hazards and major cracking
- Fences are structurally stable and in reasonable condition
- Decks, pergolas, and carports are structurally sound
- Timber in external structures is free from rot and termite damage
- Balustrades meet current safety requirements where applicable
Roof Exterior
The roof is one of the most expensive building elements to repair. A thorough roof inspection catches problems before they escalate into water damage and structural issues.
Roof Covering
- Tiles are seated correctly with no cracked, broken, or missing tiles
- Metal roofing sheets are free from corrosion, lifting, and loose fixings
- Ridge capping is secure and bedding mortar is intact
- Valley trays are clear of debris and free from corrosion or damage
- No visible sagging or unevenness in the roof plane
Gutters and Downpipes
- Gutters are securely fixed with correct fall toward downpipes
- No visible rust, corrosion, or holes in gutter profiles
- Downpipes are connected and directing water to stormwater or approved drainage
- Gutter guards, if present, are in serviceable condition
- Overflows or splash marks on walls indicating gutter failure
Roof Penetrations
- Flashings around chimneys, vents, and skylights are watertight
- Vent pipes and cowls are intact
- Skylights show no signs of cracking or seal failure
- TV antennas and solar panel mounts are secure and not damaging the roof covering
Roof Space (Interior)
Accessing the roof space reveals conditions that are invisible from outside. This is where many critical defects and pest issues are identified.
Structure
- Roof framing members are straight and free from excessive bowing or splitting
- All connections, including nail plates, bolts, and straps, are secure
- No evidence of past or present modifications that compromise structural integrity
- Collar ties and bracing are present and correctly installed
- Rafters or trusses show no signs of overloading
Insulation and Ventilation
- Insulation is present and evenly distributed
- No gaps, compression, or displacement of insulation batts
- Adequate ventilation is provided to prevent moisture buildup
- No signs of condensation on the underside of the roof covering
- Exhaust fans from bathrooms and kitchens vent to the exterior, not into the roof space
Pest Evidence
- No mud tubes on framing members indicating termite activity
- No termite damage visible on timber framing, particularly around the perimeter
- No rodent droppings, nesting material, or gnaw marks
- No evidence of bird or possum entry
- Timber framing shows no signs of borer activity
Interior Rooms
Each room in the property should be assessed systematically. Consistency is key: use the same checklist order for every room so nothing is overlooked.
Walls and Ceilings
- Plasterboard or rendered walls are free from significant cracks
- No evidence of water staining on ceilings or walls
- No bulging, bubbling, or delamination of wall coverings
- Cornices are intact and not separating from walls or ceilings
- No musty smells suggesting hidden moisture or mould
Floors
- Floor surfaces are level and free from significant undulation
- No squeaking, bouncing, or soft spots in timber floors
- Tiled floors show no cracked or loose tiles
- Carpet condition is noted, including staining and wear
- Floor transitions between rooms are safe and secure
Doors and Windows (Interior)
- All interior doors open, close, and latch correctly
- Door frames are square with even gaps around the door
- No sticking or binding that could indicate structural movement
- Window sills are free from moisture damage
- Locks and hardware function correctly
Built-In Fixtures
- Wardrobes and built-in cabinetry are structurally sound
- Shelving is secure and not overloaded
- No signs of moisture damage or pest activity inside cupboards
- Drawers and doors open and close smoothly
Kitchen
The kitchen is a high-use area with concentrated plumbing, electrical, and appliance systems.
- Benchtops are secure, level, and free from damage
- Sink is functional with no leaks at taps or waste connections
- Splash-back is intact and waterproof
- Cabinetry is structurally sound with doors and drawers operating correctly
- Rangehood or exhaust fan is present and functional
- No signs of moisture damage under the sink or behind appliances
- Dishwasher connection is secure with no visible leaks
- Power points are positioned safely and in working condition
- No evidence of pest activity, particularly cockroaches and rodents
Bathrooms, Laundry, and Wet Areas
Wet areas are where the most expensive defects often hide. Water damage from failed waterproofing can cost tens of thousands of dollars to repair.
Bathroom
- Shower recess is waterproof with no cracked or missing grout and silicone
- Shower screen is secure and seals correctly
- Taps deliver both hot and cold water with adequate pressure
- Toilet is securely fixed, flushes correctly, and has no base leaks
- Basin is secure with functional taps and waste
- Exhaust fan is present and operational
- No signs of mould on walls, ceilings, or grout lines
- Tiles are secure with no hollow or drummy sounds when tapped
- Floor waste is present and unblocked
Laundry
- Tub and taps are functional with no leaks
- Washing machine taps are accessible and in working condition
- Floor waste is present
- Adequate ventilation is provided
- No signs of moisture damage on walls or flooring
Subfloor (If Accessible)
The subfloor space is critical for pest inspections and structural assessment. This area requires careful attention and is often where termite activity is first detected.
- Adequate clearance between ground and bearer timbers (minimum 400mm recommended)
- Bearers and joists are free from rot, termite damage, and excessive deflection
- Ant caps or termite shields are present on piers and stumps where required
- No evidence of termite mudding, workings, or shelter tubes
- Subfloor ventilation is adequate with vents unobstructed
- No stored timber, cardboard, or other cellulose debris on the ground
- Plumbing is intact with no visible leaks
- Ground surface is dry with no standing water or excessive moisture
- Drainage pipes are intact and connected
- No evidence of rodent activity
Electrical Systems
Electrical safety is a serious concern. While a building inspector is not an electrician, several visual checks are standard in a property inspection.
- Switchboard is in serviceable condition and not overcrowded
- Safety switches (RCDs) are installed on all circuits as required by current standards
- Circuit breakers are correctly labelled
- No exposed wiring, double-adapters used as permanent wiring, or other hazards
- Power points are secure and not damaged
- Light switches function correctly
- Smoke alarms are present in required locations and appear current
- External lights and power points are weatherproof rated
Plumbing
- Hot water system is operational and in serviceable condition
- Temperature and pressure relief valve is present and discharges to a safe location
- No visible leaks at any taps, pipes, or connections
- Water pressure is adequate throughout the property
- Drainage is functional with no slow drains or gurgling
- Sewer vent pipes are visible and intact
- No sewage smell inside or outside the property
- Stormwater and sewer systems appear to be correctly separated
Garage and Outbuildings
- Garage door operates correctly, either manually or with automatic opener
- Auto-reverse safety function works on powered garage doors
- Concrete slab is free from major cracking or heaving
- Walls and roof of garage are structurally sound
- Any sheds or outbuildings are noted with visible defects recorded
- Electrical supply to outbuildings is safely installed
Putting the Checklist Into Practice
A comprehensive checklist is useful when it is applied consistently and fits the inspection scope. Use your report-writing tool to document observations and evidence. InspectRocket supports the business around that work: your website, enquiries, quotes and customer records.
Digital checklists also solve the legibility and completeness problems that plague paper-based systems. Every section must be addressed before the report can be finalised, ensuring nothing is accidentally skipped. Photos are tagged to the correct section automatically. And the final report is generated on-site, ready to send to the client before you drive away.
Whether you adopt this checklist as-is or adapt it to your local standards and specialisation, the principle remains the same: systematic, repeatable, and documented inspections protect your clients, your reputation, and your business.