Buying a home is usually the moment where decisions start to feel real. You have inspected, compared, narrowed things down and chosen a property that looks right. What most buyers have not seen at that point is how the house is actually performing beneath the surfaces. A home can present well at an open and still have issues that only become apparent once an inspector checks roof spaces, subfloors, drainage and structure. In Queensland, heat, moisture and termites place ongoing pressure on buildings, and many problems develop quietly over time. A building inspection does not exist to derail a purchase. It exists to replace assumptions with facts before commitments are locked in.
The majority of issues identified in inspection reports are not catastrophic. Many are routine maintenance matters. Some become points for discussion during negotiations. A smaller number can materially affect cost, safety or future plans if they are missed or misunderstood. This guide brings together one hundred of the most frequently reported building inspection findings, organised into clear categories so buyers, sellers and owners can understand what inspectors are flagging, why these issues occur, and what they usually indicate about a property.
Structural Issues
Structural items attract the greatest attention because they relate directly to the stability and safety of the building.
- Cracking in foundations or footings
- Localised subsidence affecting parts of the home
- Noticeable floor slope or unevenness
- Evidence of structural shift in slabs or stumps
- Load bearing walls altered or removed without support
- Roof trusses cut, drilled or damaged
- Decks inadequately fixed to the main structure
- Retaining walls leaning, cracking or failing
- Concrete cancer in older slabs or balconies
- Brick cracking or deteriorated mortar joints
- Door frames distorted due to building shift
- Sagging ceilings linked to structural weakening
Roofing and Guttering
Roofing systems take constant exposure from sun, rain and storms, and failures here often lead to internal damage.
- Cracked, broken or displaced roof tiles
- Loose or missing ridge capping
- Corrosion in metal roofing sheets
- Incorrect overlap of roof sheeting
- Insufficient roof fall causing water pooling
- Blocked or debris filled gutters
- Downpipes poorly connected or discharging incorrectly
- Rusting gutters nearing failure
- Leaks at roof penetrations such as vents or skylights
- Inadequate or poorly installed flashing
- Damaged roof sarking or underlay
- Overflowing gutters due to poor drainage design
Waterproofing and Moisture Problems
Moisture related issues are among the most common and expensive findings in Queensland inspections.
- Water leaks behind bathroom wall tiles
- Failed or incomplete shower waterproofing membranes
- Mould growth on ceilings or wall junctions
- Persistent damp patches on internal walls
- Rising damp in older construction
- Laundry waterproofing breakdown
- Water collecting near slab edges
- Ground levels directing water toward the house
- Moisture entry around external doors
- Efflorescence visible on masonry surfaces
- Leaks from upper level wet areas affecting lower rooms
- Moisture damage around window frames
Plumbing Issues
Plumbing defects often remain unnoticed until inspections highlight patterns or hidden faults.
- Slow draining fixtures caused by partial blockages
- Leaking taps or worn fixtures
- Incorrect pipe gradients affecting drainage
- Water hammer from unsecured pipework
- Corrosion in hot water systems
- Hot water units nearing the end of their service life
- Failing toilet seals
- Shower mixers leaking into wall cavities
- Cracked or damaged drainage pipes
- Stormwater systems disconnected or misdirected
- Unapproved or non compliant plumbing alterations
- Leaks at external hose connections
Electrical Issues
Electrical concerns are not always obvious to occupants but are regularly identified during inspections.
- Exposed wiring in roof spaces or subfloor areas
- Outdated fuse boards instead of modern switchboards
- Missing safety switches on required circuits
- Damaged or loose power points
- Light fittings inadequately secured
- Circuits overloaded beyond design capacity
- Evidence of unlicensed electrical work
- Light switches that spark or crackle
- Corrosion on external electrical fittings
- Unsecured cabling within ceiling cavities
- Perished or brittle cable insulation
- Inconsistent power delivery to parts of the home
Pest Problems
Timber pests remain a significant concern across South East Queensland and are frequently detected during inspections.
- Visible termite mud leads
- Termite damage to subfloor timbers
- Decaying timber creating pest attraction
- Borer activity in older hardwoods
- Missing or ineffective termite barriers
- Evidence of past infestations without adequate treatment
- Timber fencing in direct soil contact
- Excess moisture beneath the home
- Landscaping built hard against external walls
- Floor or skirting distortion linked to termite damage
Exterior and Yard Issues
External conditions often reflect how consistently a property has been maintained.
- Peeling or faded exterior paint
- Cracked or failing render
- Rotten or weakened decking boards
- Loose handrails or balustrades
- Fencing installed poorly or deteriorating
- Timber posts embedded directly into soil
- Garden beds raised above slab height
- Surface drainage directed toward the building
- Cracked or uneven concrete paths
- Corroded metal pergolas or structures
- Gaps around windows or sliding doors
- Sliding doors misaligned or difficult to operate
Interior Condition and Finishes
While often less serious, internal defects can signal deferred maintenance and future expense.
- Cracked internal plaster or linings
- Doors out of alignment
- Timber doors swollen or sticking
- Loose floor or wall tiles
- Hollow tiles indicating adhesive failure
- Water staining on ceilings
- Skirting boards affected by moisture
- Poor quality patching or repairs
- Uneven or inconsistent paint finishes
- Loose carpet or lifting edges
- Sound transfer through lightly constructed walls
- Windows that fail to slide or lock correctly
Building Compliance and Safety Issues
Compliance and safety findings can influence insurance, approvals and future renovation plans.
- Missing or incorrectly positioned smoke alarms
- Balustrades below required safety heights
- Pool fencing that does not meet current standards
- Unapproved extensions or additions
- Renovations concealing structural changes
- Insufficient ventilation to wet areas or roof spaces
When a Report Feels Overwhelming
Inspection reports are deliberately thorough and often appear daunting at first glance. Even well maintained properties tend to attract long lists of minor observations because inspectors record everything they see. The key is not the length of the report but the nature of the issues. Structural concerns, moisture intrusion and termite activity carry far more weight than cosmetic wear or age related deterioration.
A report filled with minor defects usually reflects time and use rather than risk. A shorter report highlighting serious structural or moisture issues can be far more significant. Understanding how issues are grouped helps buyers focus on what genuinely matters.
What This Means for Buyers and Sellers
A detailed building inspection is one of the most valuable tools in any property transaction. It gives buyers clarity, informs negotiations and reveals the condition of the home beneath presentation and staging. For sellers, it highlights areas worth addressing before listing and reduces the chance of surprises disrupting a sale.
Inspection findings rarely end a transaction outright. With clear information and realistic expectations, buyers and sellers can usually work through issues constructively and keep the process moving forward with confidence.
This information is general in nature and is not a substitute for professional advice. Property conditions vary widely, and readers should obtain appropriate building, pest, legal or trade advice before relying on any inspection findings.
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Disclaimer: Every effort has been made to ensure the accuracy of the information provided, but we make no guarantees regarding its completeness or reliability. The data is presented for general informational purposes only and does not constitute financial, investment, or legal advice. We are not liable for any errors, omissions, or consequences arising from its use. Users should verify details with relevant sources and seek professional advice where appropriate for the most accurate and up-to-date guidance.
