Pre Auction Inspection Reports Brisbane

Auction campaigns move fast and you may have 48 hours between deciding to bid and auction day. A pre-auction inspection covers all accessible areas of the property so you can make a confident decision before you bid.

24hr

Report Turnaround

500+

Happy Clients

100%

Licensed & Insured

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QBCC Licensed

24 Hour Reports

Thermal Imaging

MBA QLD Member

Fixed Pricing

  • QBCC Licensed

  • 24 Hour Reports

  • Thermal Imaging

  • MBA QLD Member

  • Fixed Pricing

Pre Auction Building & Pest Reports

In Queensland, the standard property contract includes a building and pest inspection condition done by the vendor or agent
Auctions do not and it removes removes that window entirely.
When the hammer falls at auction, you are unconditionally bound. No cooling-off period. No inspection clause. No price renegotiation.
If the roof is failing, if there is active termite activity behind the walls, if the subfloor stumps are deteriorating, that is now your problem, at your cost.
The only way to know what you are bidding on is to inspect before you bid.

Residential Building & Timber Pest Inspection Report

AS 4349.1 + AS 4349.3

The gold standard for Queensland home buyers. One inspection, one report, covering both building defects and timber pests in a single visit. This is the report we recommend for the overwhelming majority of pre-purchase inspections. See our pricing here

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Pre-Purchase Standard Property Report

AS 4349.1

Building Only and is typically for new homes and apartments in body corporate managed buildings. New construction has had limited termite exposure, and apartment buyers are only responsible for their internal lot.

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Pre-Purchase Standard Timber Pest Report

AS 4349.3

Pest Only For properties with a documented history of termite treatment or an active pest management program. Confirms whether previous treatment has been effective or the risk has been adequately managed.

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Ready to Book Your Inspection?

Protect your property with a professional building and pest inspection. Contact us today to get started.

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How Pre-Auction Inspections Work in Qld

Under Queensland property law, a successful auction bid creates an unconditional contract. Unlike a private treaty sale, where buyers routinely include a building and pest condition allowing termination if findings are unsatisfactory, an auction contract contains no such protection.

This is not a technicality. It is the defining legal difference between buying at auction and buying privately.
A $550 inspection before auction day is not an optional extra. It is the only due diligence mechanism available to you.

Zoom BPI carries out pre-auction inspections across Brisbane and surrounding areas. We work to your timeline, not ours

What a Pre-Auction Inspection Covers

A pre-auction inspection covers the same accessible areas as a standard building and pest inspection — roof space, subfloor, all internal rooms, external walls, drainage and the surrounding site. The report is structured for clarity and speed, focusing on the findings that matter most to a bidding decision:

  • Major structural defects requiring urgent rectification
  • Active termite activity or significant timber pest damage
  • Major non-structural defects with significant rectification costs
  • Safety hazards requiring immediate attention
  • Site conditions that elevate future termite risk

Every finding is categorised in accordance with AS 4349.1 so you know immediately what is significant and what is routine maintenance.

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Our Pre Purchase Pricing

Apartments / Units

$390

1 bedroom and 1 bath $390
2 bedroom 2 bath $440

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Town Houses

$490

3 bedrooms and 1 bath $490
Additional rooms POA

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Houses

$550

4 bedrooms 2 bath $550
Additional rooms POA

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Every Inspection Includes

We use the same professional-grade equipment on every inspection regardless of property size or price point — no upgrades, no extras.

Tool

What It Does

Thermal Imaging Camera

Detects heat differential behind wall surfaces, identifying concealed moisture and conditions consistent with termite activity

T3i Moisture Meter

Quantifies moisture readings in wall linings, floors and framing to distinguish active from historical moisture ingress

All-Sensor Technology

Radar-based detection that identifies termite movement behind wall surfaces without physical intrusion

Drone Roof Inspection

High-resolution aerial view of the full roof structure, gutters and drainage — covering areas no ladder can safely reach

Ready to Book Your Inspection?

Protect your property with a professional building and pest inspection. Contact us today to get started.

Call 0481 826 856 Get a Free Quote

The Report Is Your Bidding Brief

Most buyers approach an auction focused on one number — their maximum bid. A pre-auction inspection gives you a second number: the cost of what you are taking on.

If the inspection identifies $35,000 in rectification costs, that figure belongs in your bidding calculation. It changes your ceiling. It changes whether you bid at all.

Buyers who inspect before auction bid with a clear picture of the property’s condition. Buyers who don’t are bidding on assumptions.

Turnaround Time

Auction campaigns move fast. Registration deadlines, finance approvals and competing buyers mean pre-auction inspections often need to happen within a narrow window — sometimes 24 to 48 hours before auction day.

We prioritise pre-auction bookings and deliver reports within 24 hours of inspection. Contact us as early in the campaign as possible — the sooner you book, the more flexibility we have to fit your timeline.

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We Use These Tools For Our Reports

Thermal Imaging Camera

Detects heat differential behind wall surfaces, identifying concealed moisture and conditions consistent with termite activity

Read More

T3i Moisture Meter

Quantifies moisture readings in wall linings, floors and framing to distinguish active from historical moisture ingress

Read More

Termatrac

Radar-based detection that identifies termite movement behind wall surfaces without physical intrusion

Read More

Drones

High-resolution aerial view of the full roof structure, gutters and drainage — covering areas no ladder can safely reach

Read More

What We Check — Area by Area

  • Roof Space Framing condition, sarking, insulation, evidence of leaks, termite workings and mud leads in timber framing and battens.
  • Subfloor Stump condition, bearer and joist integrity, moisture levels, drainage, evidence of termite activity and fungal decay in ground-contact timbers.
  • Internal Walls, ceilings, floors, wet areas, windows and doors. Thermal imaging used across all internal wall surfaces to detect moisture and conditions indicative of concealed termite activity.
  • External Wall cladding, eaves, fascias, gutters, downpipes, site drainage, garden beds against the structure, and any signs of movement or cracking in footings.
  • Site Landscaping against the building, drainage away from the structure, timber-to-ground contact, moisture conditions around the perimeter.

Before You Bid — A Practical Checklist

  • Book your inspection as early in the auction campaign as possible
  • Confirm the inspection report will be delivered before your registration deadline
  • Read the Major Structural and Major Non-Structural findings first, these are your negotiating figures if the property passes in
  • Ask your inspector to walk you through findings by phone before auction day
  • Factor rectification costs into your maximum bid, not as a post-purchase plan, but as a pre-bid calculation
  • If findings are significant, consider whether to bid at all

If the Property Passes In

Auction day does not always result in a sale. If the property passes in — meaning bidding does not reach the reserve, it typically moves to private treaty negotiation immediately after.
In that scenario, your pre-auction inspection report becomes a standard pre-purchase report and your findings become the basis for price negotiation. The inspection cost pays for itself in the first conversation.

Call 0481 826 856 Get a Free Quote

Ready to Book Your Inspection?

Protect your property with a professional building and pest inspection. Contact us today to get started.

Call 0481 826 856 Get a Free Quote

What A Pre Auction Purchase Inspection Report Tells You

Major Structural Defect

AS 4349.1 — Highest Severity

A defect of significant magnitude in a structural element, where rectification must be carried out urgently to avoid unsafe conditions or further significant deterioration. These findings require immediate professional assessment and are the most serious category in any report.

  • Cracked or displaced footings indicating subsidence or soil movement
  • Significant roof framing failure — broken rafters, collapsed purlins
  • Structural timber severely damaged by termites or decay
  • Walls or retaining structures showing movement or instability
  • Major water penetration causing structural timber decay

Major Non-Structural Defect

AS 4349.1 — Significant Defect

A defect of significant magnitude that does not affect the structural integrity of the building, but requires rectification by a qualified tradesperson. These findings commonly form the basis of price negotiations and contract conditions.

  • Active termite activity or significant termite damage to non-structural timbers
  • Waterproofing failures in bathrooms, ensuites or balconies
  • Significant moisture ingress through roof, walls or subfloor
  • Electrical safety concerns noted on visual inspection
  • Leaking box gutters causing concealed timber damage

Minor Defect

AS 4349.1 — Maintenance Item

A maintenance issue that should be addressed in due course to maintain the property, but which does not pose an immediate risk to the structure or occupants. Owning property involves ongoing maintenance — minor defects are a normal part of any inspection report.

  • Cracked render or hairline wall cracks consistent with normal movement
  • Deteriorated caulking or sealants at junctions
  • Minor roof tile slippage or isolated mortar failure
  • General wear and deterioration consistent with property age
  • Gutter debris, minor drainage maintenance items

Safety Hazard

AS 4349.1 — Immediate Action Required

Items posing an immediate safety risk to occupants, requiring urgent attention regardless of all other findings. Safety hazards are reported separately and prominently in every report to ensure they are not missed in the broader findings.

  • Exposed or unprotected electrical wiring or switchboard hazards
  • Structural elements at imminent risk of collapse
  • Balustrades, decks or stairs that don’t meet current safety standards
  • Damaged, deteriorated or friable asbestos-containing materials
  • Unguarded openings or fall hazards at height

We Do Building & Pest Inspections For

Whatever the property type, our inspectors have the experience and equipment to give you an accurate, complete picture of what you’re buying.

Houses & Freestanding Homes

Full structural, pest and moisture inspection covering all accessible areas including roof space and subfloor. For Queenslander homes, subfloor access is especially important — stump deterioration and subfloor termite activity are among the most common major findings in this property type.

⚠ Key risk: Termite activity, stump deterioration, concealed moisture

Units & Apartments

We inspect the internal lot and all accessible common areas, identifying defects affecting your individual property and the shared structure. Waterproofing failure in wet areas is the most frequently identified major defect in post-2000 apartment construction.

⚠ Key risk: Waterproofing failures, water penetration from above

New Builds & Handovers

New construction is not exempt from defects. Waterproofing failures, incomplete works, non-compliant tie-downs and drainage issues appear regularly in handover inspections. We inspect before you accept the keys — while rectification is still the builder’s obligation, not yours.

⚠ Key risk: Waterproofing, tie-down compliance, incomplete works

Commercial Properties

Offices, warehouses, retail spaces and mixed-use buildings. We assess structural condition, identify maintenance liabilities and note compliance concerns to inform your purchase or lease decision before you’re legally committed.

⚠ Key risk: Structural capacity, drainage, maintenance liabilities.

Older & Heritage Homes

Properties built before 1990 carry elevated risk — asbestos-containing materials, deteriorated stumps, galvanised plumbing and higher termite activity in untreated timber frames. We have extensive experience with older Queensland construction and know where these properties require closest attention.

⚠ Key risk: Asbestos, stumps, termites, galvanised plumbing.

Townhouses & Duplexes

IWe inspect all accessible areas including common walls, rooflines, subfloor and shared drainage. For properties in body corporate schemes, we note common property concerns and recommend a strata report where the condition of shared areas is a significant concern.

⚠ Key risk: Common wall moisture, shared drainage failures.

What Building and Pest Inspections Do Not Cover

A building and pest inspection is a thorough visual assessment conducted in accordance with AS 4349.1. It is not an engineering report, not a trade inspection and not a compliance audit.
Understanding what falls outside the scope helps you arrange the right additional checks before settlement.

“We include this section because we’d rather set accurate expectations than have a client feel their inspection missed something it was never designed to cover.”

  • Inside Wall Cavities: We inspect all accessible areas. Where thermal imaging indicates an anomaly behind a wall surface, we report it — but we do not open walls. A positive thermal reading may warrant further investigation by a specialist
  • Electrical Testing: We note visible electrical concerns including switchboard condition and visible wiring issues. We do not conduct electrical testing — that requires a licensed electrician
  • Plumbing Pressure Testing: We report visible signs of plumbing defects including staining, corrosion and drainage issues. Pressure testing of pipes requires a licensed plumber and is outside the scope of a visual inspection
  • Pool & Spa Safety Compliance: Pool barrier compliance requires a licensed pool safety inspector. Our inspection does not substitute for a pool safety certificate — this is a separate, legally required assessment.
  • Asbestos Laboratory Testing: We identify materials suspected to contain asbestos based on visual inspection and property age. Confirmation requires laboratory testing of a physical sample. We can recommend a licensed asbestos assessor.
  • Pest Treatment: We inspect and report on pest activity and risk. We do not carry out treatment. If termites are found, we can recommend licensed pest management companies for a treatment and repair assessment.
  • Council Approval Status: We identify visible signs of works that may not have been permitted. Confirming council approval status requires a search of council records — your solicitor or conveyancer can arrange this.
  • Strata Records & Body Corporate: We inspect the internal lot and accessible common areas only. Common property defects in strata schemes require a separate strata report covering body corporate financials, maintenance history and known defects.
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Our 3-Step Building & Pest Inspection Process

1

Book Your Inspection

Call us or fill in our quick online form. Provide the property address and your preferred time. We confirm your booking, coordinate access with the selling agent, and send you everything you need to know before the day. We work around your contract deadlines — not the other way around.

2

We Inspect the Property

Your qualified inspector arrives on time and conducts a thorough assessment of all accessible areas — roof space, subfloor, all internal rooms, external walls, drainage and surrounding site. We use a FLIR thermal imaging camera on every inspection to detect moisture, insulation gaps and conditions indicative of termite activity behind wall surfaces.

3

Receive Your Detailed Report

Your report arrives in your inbox within 24 hours. It is prepared in accordance with AS 4349.1 and categorises every finding as Major Structural, Major Non-Structural, Minor Defect or Safety Hazard, with photos and plain-language description. Your inspector is available to walk you through findings by phone.

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Get In Touch

Contact our team today to arrange a professional building and pest inspection for your property.

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Pre Auction Inspection FAQ’s

Got a question?
Find answers to common questions about our building and pest inspection services.

Once the hammer falls at auction, the contract is unconditional. There is no cooling-off period, no finance clause, and no opportunity to renegotiate based on defects. You need the inspection completed before you bid — not after.

A vendor cannot legally prevent a buyer from conducting a pre-purchase inspection during the marketing campaign. Access arrangements are typically made through the agent. If a vendor is reluctant to allow inspection access, that itself is worth noting.

Ideally three to five business days before the auction. Saturdays are peak auction days in Brisbane — inspections for the following weekend should be booked early in the week to guarantee availability.

The inspection scope is identical — combined building and pest to AS 4349.1 and AS 4349.3. The difference is purely timing and urgency. We prioritise fast report turnaround for auction properties given the hard deadline.

The report is commissioned by you and belongs to you. You’re under no obligation to share it with other buyers or the selling agent. Some buyers choose to use findings as leverage in pre-auction negotiations — particularly if a major defect is identified.

Contact us immediately. We will do everything possible to accommodate urgent timelines. Report turnaround for auction properties is same-day where possible.

It depends on severity. Minor defects may not change your decision to bid but will inform your maximum price. Major defects — structural issues, active termites, significant water damage — give you either grounds to withdraw or to negotiate with the vendor prior to auction day.

Yes. The cost of the inspection is far less than the cost of buying a property with undisclosed defects. If you don’t win, the report gives you detailed knowledge of that property type and what to look for in comparable properties.

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