Open Home Inspection Checklist: What to Check at Every Australian Property

Pre-Inspection Preparation

• Research the suburb: check flood maps (state government portals), bushfire risk overlays, and council zoning on the local government website
• Search council DA (development application) records for the property and surrounding blocks — approved but not yet built developments can affect amenity and views
• Check the property listing history on Domain or realestate.com.au — how long has it been on the market? Has the price been reduced?
• Download and read the vendor's disclosure statement or contract of sale if it has been made available (standard in VIC, ACT, and now QLD from August 2025)
• Confirm the property's age — pre-1990 buildings may contain asbestos; pre-1980 homes in particular warrant an asbestos assessment
• Check RP Data or CoreLogic (via your broker) for recent comparable sales to understand whether the asking price is realistic
• Bring a torch for inspecting under sinks, inside wardrobes, and in poorly lit corners
• Wear shoes you can easily remove if requested, and consider bringing a marble or level app to test floor slope

Roof

• Stand back and look along the roofline from multiple angles — it should be straight with no visible sag or deflection
• Check for cracked, broken, or displaced tiles; lifted or rusting metal sheeting; or missing ridge capping
• Inspect gutters and downpipes for rust, blockages, gaps, or sections pulling away from the fascia
• Check that downpipes connect to stormwater drains — unconnected pipes that discharge to soil can cause serious sub-floor moisture and foundation issues
• Look for patchy or inconsistent roofing materials that may indicate a repair or replacement over an older substrate
• Inspect flashings around chimneys, skylights, and roof penetrations for gaps or rust

Walls and External Structure

• Look for cracks in rendered or brick walls — horizontal or stepped cracks along mortar joints can indicate foundation movement
• Check for 'fretting' (deteriorating mortar between bricks), which allows water ingress
• Inspect weatherboards or cladding for rot, bubbling paint, or gaps — pay particular attention to areas near the ground
• Look at the condition of eaves — peeling paint or water stains on the underside of eaves often indicate roof or gutter leaks above
• Check window frames and sills for rot, cracking or paint failure; inspect the seal between the frame and the wall
• Look for rising damp — a tide mark of paint failure, efflorescence (white salt deposits), or staining on lower sections of external walls
• If the property has been recently painted externally, note this — fresh paint can conceal cracks or damp issues

Drainage, Driveway and Garden

• Check that the site drains away from the house — low spots near the foundation or standing water after rain are a significant concern
• Inspect the driveway and paths for large cracks or subsidence that may indicate unstable fill or tree root activity
• Note the proximity of large trees to the building — root systems can damage foundations, drains, and footings
• Check retaining walls for leaning, cracking, or erosion behind the wall
• Assess the condition of fences — boundary fences in disrepair can become a shared-cost dispute after purchase
• Look for signs of a pool or spa (filled-in areas, old fencing lines) — un-permitted pool removals can create liability issues
• If a pool or spa is present, check for visible compliance signage and confirm a current pool compliance certificate is available

Ceilings and Walls

• Look up at every ceiling — staining, bubbling paint, or sagging plaster indicates water penetration from above
• Check for cracks in internal walls, particularly above doorframes and windows; diagonal cracks at corners of openings suggest structural movement
• Run your hand along walls near skirting boards to feel for dampness or soft plaster
• Look for fresh paint patches, especially on ceilings and lower walls — these can conceal recent leaks or damp that has been painted over
• Check cornices for separation from the wall or ceiling — a gap can indicate differential movement
• Note any musty or mouldy smell — this usually indicates persistent moisture even if no visible mould is present

Wet Areas

• Turn on taps and flush toilets — check water pressure and listen for unusual noise in pipes
• Check under sinks with a torch for water stains, rust, active leaks, or soft cabinet bottoms
• Inspect tile grout and silicone sealant for gaps, mould, or deterioration — failed waterproofing is expensive to remedy
• Press gently on tiled walls around showers and baths to feel for 'give' — soft tiles indicate waterproofing failure and water in the wall cavity
• Check exhaust fans are present and working in bathrooms — inadequate ventilation accelerates mould and tile adhesive failure
• Inspect the floor around the base of the shower and toilet for soft or discoloured vinyl, lifting tiles, or staining that suggests a slow leak
• Check the kitchen rangehood exhausts to outside (not just into the roof cavity) and verify the dishwasher connection is not leaking
• Look at the laundry trough and connections for rust, deterioration, and adequate drainage

Floors

• Walk slowly across timber floors — bounce, flex, or movement can indicate rotten floor joists or inadequate subfloor ventilation
• Listen for squeaks near wet areas, which can indicate moisture-damaged floorboards
• In coastal and tropical areas, inspect exposed timber flooring closely for small holes or fine sawdust — signs of borer or wood rot
• Check carpet edges and corners for staining, which often indicates previous water damage or a leaking window frame above
• Use a level app on your phone to check floor slope, particularly in older homes — a slope of more than 10mm per metre warrants investigation
• Inspect concrete slab floors for significant cracking or areas where tiles have lifted without apparent cause

Windows, Doors and Storage

• Open and close every window and external door — sticking doors or windows that will not close squarely can indicate structural movement
• Check window frames for rot, mould in corners, or condensation damage to the surrounding wall
• Look for condensation between double-glazed panels — this indicates seal failure and the pane will need replacement
• Inspect ceiling and linen storage spaces with a torch for moisture, pest activity, or insulation condition
• Check the garage roller door operates correctly and inspect the garage floor for oil stains indicating a vehicle leak (minor) or concrete deterioration (more significant)
• In older homes, inspect the roof space if accessible — a quick look can reveal insulation condition, roof structure, signs of past leaks, and evidence of pest activity

Electrical and Hot Water

• Test light switches and power points in every room — non-functioning outlets can indicate wiring issues or simply dead circuits
• Locate the switchboard and check whether it has safety switches (RCDs) installed — this is now required in all new Australian residential installations
• Check the hot water system for its age (usually printed on the unit) and signs of rust or corrosion — electric hot water systems typically last 8–12 years; gas units 10–15 years
• Test the hot water temperature at a tap — insufficient pressure or slow heating can indicate a system nearing end of life
• Check for solar panels — ask the agent whether the system is owned outright or under a lease/PPA (power purchase agreement), as this affects the property transfer
• Note the presence and condition of heating and cooling systems, including ducted vents, split-system units, and evaporative coolers

Questions to Ask the Agent

• Why is the vendor selling? (Motivation affects negotiability)
• How long has the property been on the market, and has the price been adjusted?
• Have there been any offers? What happened to them?
• Is there a contract of sale available to review today? (Required in NSW; standard in VIC and QLD post-August 2025)
• Are you aware of any structural defects, water damage, or pest activity in the property?
• Has the property been subject to flooding, storm damage, or bushfire in the last five years? (Agents in NSW and VIC must disclose this if known)
• Has the property tested positive for drug contamination? (Required disclosure in NSW, VIC, and WA if known)
• Are there any current orders, notices, or rectification requirements issued by council or a relevant authority?
• Have any renovations or extensions been carried out, and were building permits obtained for all works?
• Is there a pool or spa? Is there a current compliance certificate? (Required disclosure in NSW, QLD, and most states)
• What are the current council rates, body corporate fees (if applicable), and water rates?
• Is the property tenanted? If so, what is the lease expiry and the current rent?
• Are there any easements, covenants, or encumbrances on the title that affect use of the land?
• What is the vendor's preferred settlement timeframe?

Red Flags Requiring Professional Investigation

• Any visible crack wider than a few millimetres in external or internal walls, particularly diagonal cracks at door or window corners, or horizontal cracks in brick courses
• Sagging, deflecting, or uneven rooflines visible from the street or garden
• Water staining on ceilings, particularly in multiple rooms or close to external walls and chimneys
• Soft or spongy floor areas, especially near wet areas or along external walls
• Evidence of termite activity: blistering paintwork, mud trails (shelter tubes) on external walls or stumps, hollow-sounding timber when tapped
• Small holes, fine powdery dust (frass), or tunnelling in exposed timber flooring or structural members — signs of borer infestation
• A persistent musty smell in any area of the house, particularly under-floor spaces, cupboards, or enclosed laundries
• Rising damp indicators: efflorescence (white salt deposits), peeling paint, or tide marks on the lower sections of masonry walls
• Recently applied fresh paint that does not match the rest of the house in age or finish — potential concealment of defects
• Visible gaps between tiles and grout, or tiles that flex when stood on, in any wet area
• Any property built before 1990 where no asbestos assessment has been provided (particularly pre-1980 construction)
• Signs of previous renovation or extension work where the agent cannot confirm all permits were obtained
• A property that has been standing vacant for an extended period — vacant properties deteriorate faster and are more susceptible to water ingress and pest activity
• Any property in a termite-prone region (most of coastal Queensland, Northern Territory, northern WA, and parts of NSW) — annual termite inspections are the norm in these areas for a reason