FAQs
Your Questions, Answered
Straight answers on what's covered, what it costs, how long it takes and when you get the report — from a QBCC-licensed Gold Coast building and pest inspector. Can't see your question below? Call and ask.
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What does a building and pest inspection cover?
A combined inspection includes a building inspection carried out in accordance with AS 4349.1 and a timber pest inspection carried out in accordance with AS 4349.3. It is a visual, non-invasive assessment of the readily accessible areas of the building and site, including the interior, exterior, roof space, roof exterior, subfloor and grounds where safe access is available. The report identifies major defects, serious safety hazards, general minor defects, timber pest findings and conditions conducive to timber pest activity observed at the time of inspection.
How much does a building and pest inspection cost?
The inspection fee depends on the size, type, age and location of the property, along with access to areas such as the roof space, subfloor, outbuildings and grounds. Call 0431 114 815 with the property address and we will confirm a fixed price before booking.
How long does the inspection take?
Most homes take around one to two hours on site, depending on the size of the property and how accessible the roof space and subfloor are.
When do I get the report?
The written photo report is emailed the same day. You are welcome to call us after receiving the report to discuss the findings.
Can I attend the inspection?
Yes, attendance is welcome where access and site conditions allow. Towards the end of the inspection, we can walk through the key visible findings with you so you can better understand what has been observed. All findings and recommendations are confirmed in the written report.
Are you licensed?
Yes — CYTE inspectors are QBCC licensed (licence 1519 2537) and inspections are carried out in line with Australian Standards AS 4349.1 and AS 4349.3.
Which areas do you cover?
The Gold Coast is home base. We also service Brisbane and Northern NSW, including Byron Bay.
Do you inspect units and apartments?
Yes, we inspect eligible units, apartments, townhouses, duplexes and villas. For strata and company title properties, the inspection is limited to the nominated lot and the immediately associated exterior areas where safe and reasonable access is available. Common property is not inspected.
What does a unit or apartment inspection cover?
For a strata or company title unit, the inspection generally covers the interior of the nominated lot and the exterior immediately associated with that lot, where safe and reasonable access is available. This may include wet areas, balconies, courtyards, windows and visible accessible areas directly associated with the unit. Common areas, body corporate records, strata records and areas owned or maintained by the body corporate are not included. Your conveyancer can advise on the relevant body corporate records and ownership responsibilities.
Do apartments really need a pest inspection?
Yes — particularly ground-floor and garden-level units, older walk-up blocks, and any building with garden beds against the slab. The timber pest inspection to AS 4349.3 looks for visible activity, damage and the conducive conditions that invite it.
Does the body corporate cover defects inside my unit?
Generally the body corporate maintains common property, while everything inside your lot is the owner's responsibility — which is why a pre-purchase inspection of the unit itself matters. For what the scheme covers at a specific building, speak with your conveyancer.
Can you inspect a high-rise apartment?
Yes. We inspect apartments at any height, from ground-floor walk-ups to high-rise towers. The inspection covers the interior of your lot and the building exterior immediately associated with it — wet areas, balconies, windows and a timber pest assessment — with the written photo report delivered the same day.
How long does a unit or apartment inspection take?
Most unit and apartment inspections take around 45 minutes to an hour on site, depending on the size of the lot and access. Your written photo report follows the same day.
Should I get a building and pest inspection for an investment unit?
Yes. A pre-purchase inspection gives you a clearer understanding of the visible condition of the unit before you commit. The inspection can identify major defects, serious safety hazards, visible wet-area issues, balcony concerns, moisture-related findings and timber pest conditions where these are observable and within scope.
How do I book?
Call 0431 114 815, or send the form on this site with the property address and your preferred day. We will confirm the booking by phone or SMS.
Do I really need a building and pest inspection?
A home is usually the largest purchase you will ever make, and most defects and timber pest evidence are not visible at an open home. An independent inspection gives you the property's visible condition in writing before you commit — so any decision you make, you make informed.
What is the difference between a building inspection and a pest inspection?
The building inspection (AS 4349.1) assesses the structure and condition — defects, safety hazards, drainage, roof space and subfloor. The timber pest inspection (AS 4349.3) looks for evidence of termites, borers and fungal decay, plus conditions that attract them. A combined inspection covers both in one visit and one report.
What is a pre-inspection agreement?
A pre-inspection agreement sets out the purpose, scope, limitations and conditions of the inspection before the inspection takes place. It explains what is included, what is excluded, what access is required and how the written report will be issued. Every CYTE booking includes a pre-inspection agreement before the inspection.
What does "visual and non-invasive" mean?
A visual and non-invasive inspection means the property is assessed without cutting, drilling, dismantling, removing linings or moving stored items. The inspection is limited to areas where safe and reasonable access is available at the time of inspection. Alongside the visual assessment, sounding — lightly tapping timber elements such as skirting, architraves and door jambs — is a standard non-invasive technique, since a hollow or dull response can point to decay or timber pest damage worth a closer look. Tools such as thermal imaging and moisture meters may also be used to assist the inspection, but none of this removes the limitations of a visual, non-invasive assessment.
What happens if the inspection finds problems?
Most properties have some findings. The report explains the visible defects, safety hazards, timber pest findings or conducive conditions observed at the time of inspection, supported by photos and practical comments. Where further assessment is required, the report will recommend the appropriate specialist, such as a plumber, roofer, structural engineer, builder or timber pest inspector. You are welcome to call us after receiving the report to discuss the findings.
Are termites really a problem on the Gold Coast?
Yes. South-East Queensland's warm, humid climate creates conditions where termites can remain active throughout the year. A timber pest inspection generally in accordance with AS 4349.3 is recommended as part of the pre-purchase process, and regular timber pest inspections are strongly recommended for homeowners. A timber pest inspection does not guarantee that termites are absent, particularly in concealed or inaccessible areas. It reports on the visible evidence and conducive conditions observed at the time of inspection.
The seller already has a report. Can I just use that?
You can read it, but remember who the inspector was working for. A vendor-supplied report may be accurate, yet it carries limitations for a buyer relying on it. An independent inspection is carried out for you, with a pre-inspection agreement in your name and an inspector answerable to you.
When should I get a building and pest inspection?
Ideally before you are committed to the purchase. Many buyers make the contract conditional on a satisfactory building and pest inspection, so the inspection happens before the contract becomes binding; others arrange it as soon as access is confirmed. There is no single right time — speak with your conveyancer about the best approach for your purchase. Either way, we deliver the written report the same day, so it fits even tight contract timeframes.
Can I get a building inspection before buying at auction?
Yes — and for an auction purchase it is the only option. Auction contracts in Queensland are unconditional: once you win, there is no inspection clause and no opportunity to withdraw, so the inspection must happen before you bid. Pre-auction inspections are common on the Gold Coast; we carry them out regularly, usually in the week before auction day. Call 0431 114 815 with the address and your auction date and we will find a time before the sale.
What is the difference between active termites and old termite damage?
Active termite activity means evidence was observed that suggests termites are currently present or active at the time of inspection. Past termite damage means visible damage or evidence was observed, but live activity may not have been identified during the inspection. Both findings require careful consideration. Where termite activity, damage or suspected concealed damage is observed, further assessment by a suitably licensed timber pest manager, builder or structural engineer may be recommended depending on the finding.
How often should I get a timber pest inspection if I own a home?
Annual timber pest inspections are strongly recommended for homeowners. More frequent inspections may be recommended where the property has higher-risk conditions, such as excessive moisture, poor drainage, inadequate subfloor ventilation, timber in contact with the ground, dense vegetation or a history of termite activity.
What is not covered in a building and pest inspection?
The inspection is visual and non-invasive. Areas that are inaccessible, concealed, obstructed or unsafe to access cannot be fully inspected. This may include areas behind walls, under floor coverings, inside cavities, beneath concrete, behind stored items, under insulation or within concealed framing. The inspection does not include asbestos testing, mould assessment, flood risk assessment, structural engineering design, pool safety certification, strata or body corporate records, or certification of compliance with building legislation.
Who pays for a building and pest inspection?
In a pre-purchase context, the buyer pays. The inspection is commissioned in the buyer's name under a pre-inspection agreement, and the written report is issued to them. Pre-sale inspections — where the seller orders an inspection before listing — are also available; in that case the seller pays and receives the report. Either way, the party who commissioned the inspection owns it: a vendor-supplied report carries different limitations for a buyer relying on it than one ordered in their own name.
What are the most common defects found in Gold Coast building inspections?
In our own recent inspections — 50 properties across the Gold Coast, Brisbane fringe and Northern NSW — more than 3 in 4 properties (78%) had at least one major defect, and more than 4 in 5 (82%) had at least one safety hazard. The most consistent defect findings: moisture and waterproofing failures in bathrooms, ensuites and balconies — particularly in homes built in the 1980s and 90s, where original waterproofing membranes are now decades old and commonly show signs of deterioration. Roof defects are a close second: cracked or slipping tiles, failed valley flashings, deteriorated bedding and pointing, and corrosion at penetrations are standard items on a Gold Coast inspection. Subfloor issues appear regularly in older raised homes — inadequate ventilation, stump deterioration and persistent moisture accumulation. On the timber pest side, conducive conditions are found at almost every property: vegetation bridging slab edges, lapsed termite management systems and moisture-retentive ground around footings. Active termite workings or live damage are less common but not rare in this subtropical climate, where termites are active year-round.
What is a pre-inspection agreement and do I need to sign one?
Yes — a signed pre-inspection agreement is required before every inspection under Australian Standards AS 4349.1 and AS 4349.3. It sets out the scope of the inspection (what is and is not covered), the access conditions required, and the terms under which the written report is issued. You receive it before the inspection begins, not after. The agreement also documents what cannot be accessed on the day — concealed spaces, blocked subfloors, inaccessible roof voids — so the limitations are clear before the report is issued, not a surprise when you read it. An inspection carried out without a signed pre-inspection agreement does not meet the Standard.
Can I negotiate the purchase price after a building and pest inspection?
The written report may assist you in understanding the visible condition of the property before deciding how to proceed. Depending on your contract, the findings may help guide discussions with your conveyancer, solicitor, agent or the seller. CYTE does not provide legal advice or determine your contractual rights. Speak with your conveyancer or solicitor about how the inspection findings apply to your contract.
What factors affect the cost of a building and pest inspection?
The fee reflects the size, type, age and location of the property. A small apartment typically takes less time than a large house with a subfloor, accessible roof cavity, outbuildings and established gardens — and the fee reflects that. Older properties generally take longer: there is more to assess, more renovation history to work through and more areas where conducive conditions have had time to develop. Location affects the time required to attend, particularly for properties in the Northern NSW or hinterland areas. Call 0431 114 815 with the address and we will confirm a fixed price before you book — no surprises on the day.
Can a building inspection fail?
No. A building inspection does not issue a pass or fail. It is a condition report based on the visible and accessible areas of the property at the time of inspection. The report identifies major defects, serious safety hazards, timber pest findings, conducive conditions and the general incidence of minor defects where these are observed within the inspection scope.
What is a major defect in a building inspection report?
A major defect is a defect of sufficient significance where rectification is required to avoid unsafe conditions, loss of utility or further deterioration of the property. In practical terms, a major defect is more than a cosmetic issue. It is a finding that may materially affect the condition, safety, use or ongoing deterioration of the building. The report will describe the observed defect and recommend further assessment by the appropriate specialist where required.
What does "conducive conditions" mean in a timber pest inspection report?
Conducive conditions are site or building conditions that increase the likelihood of timber pest activity or damage. Common examples include excessive moisture, poor drainage, inadequate subfloor ventilation, timber in contact with the ground, garden beds or mulch built up against external walls, concealed slab edges and stored timber or cellulose debris close to the building. Finding conducive conditions does not mean termites are present. It means conditions were observed that may increase the risk of timber pest activity or make detection more difficult.
What is thermal imaging used for in a building inspection?
A thermal imaging camera detects temperature differences across surfaces. These differences may indicate areas requiring closer inspection, including possible moisture-related issues, insulation irregularities or other conditions not immediately visible to the eye. Thermal imaging does not see through walls and does not diagnose a defect by itself. Any area of concern is followed up with further visual assessment and moisture meter readings where accessible.
Who actually carries out the inspection?
Rhys Voyce, QBCC licensed builder and timber pest inspector, carries out every CYTE inspection personally — from the visit to the written report.
What should I ask a building inspector before booking?
A few questions worth asking before booking any building inspector: Are you QBCC licensed, and can I see your licence number? (In Queensland, a building inspector should hold a Completed Residential Building Inspection licence and a separate Termite Management licence with the QBCC.) Do you carry out the inspection yourself, or do you outsource it? Will I receive a signed pre-inspection agreement before you attend? Can I attend the inspection? What tools do you use — thermal imaging, moisture meters? When does the report come? At CYTE, the answers are: QBCC licence 1519 2537, Rhys Voyce carries out every inspection, a pre-inspection agreement is included with every booking, attendance is welcome where site conditions allow, a FLIR E54 thermal imaging camera and Tramex ME5 moisture meter are used on every job, and the written photo report is delivered the same day.
Is a building inspection required by law in Queensland?
No — there is no law requiring a buyer to commission a building inspection in Queensland. However, most property purchase contracts include a building and pest inspection clause that makes the contract conditional on a satisfactory result, effectively making the inspection a practical requirement for most buyers. Even without a conditional clause — for cash purchases, at auction, or once a cooling-off period has passed — an independent inspection is strongly advisable. The building inspection clause in a Queensland contract typically allows a set number of business days after signing to commission the inspection; if the result is unsatisfactory, the buyer can usually terminate or renegotiate. Speak with your conveyancer or solicitor about the exact clause wording in your contract.
What is the difference between a building and pest inspection and a strata report?
They are entirely different documents serving different purposes. A building and pest inspection is a physical inspection of the property — a licensed inspector attends, assesses the visible condition of the building, identifies defects, safety hazards and timber pest findings, and issues a written photo report. A strata report (also called a body corporate records search) is a review of the administrative and financial records of the owners corporation — meeting minutes, the sinking fund balance, insurance, by-laws, outstanding levies and any known major works. A building inspection tells you the physical condition of the unit and its immediate exterior; a strata report tells you about the financial and administrative health of the building as a whole. Both are worth having — they answer completely different questions. Your conveyancer can arrange a strata report.
What is the difference between a major defect and a safety hazard?
Under AS 4349.1, these are distinct categories reported separately. A major defect is a defect in a primary structural element — foundations, footings, floor structure, or wall and roof framing — that is significant enough to require urgent rectification and risks resulting in an unsafe condition, loss of utility or further deterioration. A safety hazard is a condition identified during the inspection that presents a risk of injury to a person using the property, regardless of whether it involves a structural element — loose balustrades, inadequate fall-height protection on elevated areas, or trip hazards on uneven paving. A property can have safety hazards with no major structural defects, or vice versa. Both categories appear in the written inspection report, explained with photos so you understand what you are looking at.
Can a building inspection be arranged before making an offer?
Yes — there is nothing stopping you commissioning an inspection before you have a signed contract or made a formal offer. For properties being sold at auction this is not optional: auction contracts in Queensland are unconditional at the fall of the hammer, so the inspection must happen before you bid. For standard private-treaty sales, buyers typically make the contract conditional on an inspection — but pre-offer inspections are also available if you want complete information before negotiating. Call 0431 114 815 with the address and we will confirm the time with you and the agent. Arranging access before an offer is made is routine.
What is included in the grounds assessment during a building inspection?
The grounds inspection under AS 4349.1 covers the visible and accessible areas of the site: retaining walls and garden structures, site drainage and grading away from the building, fencing, driveways, paths and paving, garden sheds and outbuildings, and the immediate surroundings of the building for conditions conducive to timber pest attack — timber in contact with the ground, garden beds abutting the slab, tree stumps close to the building, and vegetation retaining moisture against the structure. The grounds inspection is not a separate document; the findings are included in the written building inspection report. Areas that are obscured by vegetation, stored items or fixed structures cannot be assessed — this is noted in the pre-inspection agreement and the report.
How soon before settlement should a building inspection be done?
In a standard conditional sale, the building and pest inspection is carried out within the inspection period specified in the contract — typically in the first few business days after signing, well before settlement. If the inspection raises concerns that lead to renegotiation or rectification, doing it early gives you time to act. If you are buying at auction, the inspection must happen before the auction date, since the contract is unconditional at the fall of the hammer. If an existing inspection report is being used, consider when it was done — reports reflect conditions on a single day and become less reliable over time, particularly if works have been carried out or the property has sat vacant. Call us with the contract details and we will confirm the timing that works.
What is the inspection clause in a Queensland contract of sale?
The standard residential contract used in Queensland includes a building and pest inspection clause that allows buyers to make the contract conditional on a satisfactory inspection result. The clause specifies a set number of business days after signing in which to commission and receive the report; if the findings are unsatisfactory, the buyer can typically terminate the contract or renegotiate on price or repairs. The exact wording — including what 'satisfactory' means and the termination rights available — depends on the contract version and any special conditions added. Speak with your conveyancer or solicitor about the clause in your specific contract before signing. Once the contract is signed, call 0431 114 815 immediately to book the inspection within the clause period.
What happens after I receive the building inspection report?
Read the full report, not only the summary. The report sets out the visible findings observed at the time of inspection, with photos and written comments. After you have read the report, you are welcome to call us to discuss the findings in practical terms. Where specialist advice is recommended, you should obtain advice from the relevant licensed trade, structural engineer, timber pest manager, conveyancer or solicitor before making decisions.
What is a pre-sale building inspection?
A pre-sale inspection is a building and timber pest inspection arranged by the seller before listing or during the sale process. It helps the seller understand the visible condition of the property before buyers carry out their own due diligence. The inspection is carried out to the same inspection scope, with a written photo report issued to the client who commissioned the inspection. Buyers should be aware that a vendor-supplied report may carry different limitations than a report commissioned directly by the buyer.
How do I check if a building inspector is licensed in Queensland?
In Queensland, a building inspector should hold a Completed Residential Building Inspection licence with the QBCC (Queensland Building and Construction Commission). Timber pest inspections require a separate QBCC Termite Management licence. You can check whether an individual holds a current QBCC licence on the QBCC public register at qbcc.qld.gov.au — search by the inspector's name or QBCC licence number. CYTE's QBCC licence number is 1519 2537 — you can verify it there. A reputable inspector carrying out both building and timber pest inspections should hold both licences. It is worth checking before you book.
What does a building inspection report look like?
A CYTE building and pest inspection report is a written photo report organised by areas of the property, such as the interior, exterior, roof space, roof exterior, subfloor and grounds where applicable. The report identifies major defects, serious safety hazards, timber pest findings, conducive conditions and the general incidence of minor defects observed at the time of inspection. The report is issued to the client and emailed the same day. It is not a compliance certificate, structural engineering report, warranty or guarantee against future defects.
How common are major defects in a Gold Coast building inspection?
More common than most buyers expect. Across 50 building and pest inspections carried out by CYTE across the Gold Coast, Brisbane fringe and Northern NSW — a mix of detached houses, units, apartments and townhouses — 39 of 50 properties (about 78%) had at least one major defect as defined by AS 4349.1: a defect significant enough that rectification is required to avoid unsafe conditions, loss of utility or further deterioration. On safety hazards, the picture was even more consistent: 41 of 50 properties (about 82%) had at least one serious safety hazard — most commonly loose balustrades, inadequate fall-height protection on elevated areas or electrical items outside safe condition. This is not a reason for alarm — major defects are a normal feature of the Gold Coast housing stock, particularly in properties built before 2000. It is a reason to get the inspection: the report gives you the specific picture for your property, in writing, before you commit.
How do I know which findings in my inspection report are serious?
The report classifies findings by significance — that is where to start. A major defect requires your attention first: it is a defect significant enough that rectification is needed to avoid unsafe conditions, loss of utility or further deterioration. These are not cosmetic items. A safety hazard presents a risk of injury — loose balustrades, inadequate fall-height protection on elevated areas, unguarded or unsafe electrical items. Treat safety hazards as seriously as major defects. A minor defect falls below those thresholds: maintenance items, cosmetic damage and isolated weathering. A timber pest finding — activity, damage or conducive conditions — carries significance depending on the type and extent. Where the report recommends further assessment by a specialist — a structural engineer, licensed timber pest manager, plumber, builder or electrician — follow up before settlement. It does not always mean the situation is severe; sometimes it means the area could not be fully assessed and warrants professional investigation. Either way, act on it. Call us after you receive the report. We walk through the key findings in practical terms, so you understand what is significant, what is routine and what the recommendations mean.
When is termite season on the Gold Coast?
In South-East Queensland, subterranean termites are active year-round — there is no true dormant season as you find in cooler climates. The warm, humid subtropical climate keeps colony activity going through winter as well as summer. Termite swarms (alate flights, when reproductives leave to establish new colonies) tend to occur more often in the warmer months following rain, but foraging and structural damage can develop in any month of the year. Across our own inspections on the Gold Coast, confirmed termite activity and damage has appeared in older homes at different times of year, not only in summer. The practical implication: there is no safe time to defer a timber pest inspection in this climate. Annual timber pest inspections are strongly recommended in high-risk climates like South-East Queensland. A combined building and pest inspection at the time of purchase is a snapshot of the condition on that day; annual re-inspection is how you stay ahead of any change in conditions.
Can I get a building and pest inspection before an auction in Queensland?
Yes — and for Queensland auction purchases, a pre-auction inspection is the only practical option. Buying at auction in Queensland is unconditional: the contract is binding the moment the hammer falls, with no cooling-off period and no inspection clause to rely on. If you bid and win, you own the property in whatever condition it turns out to be in. That means the inspection must be done — and the written report must be in hand — before you bid, not after. In practice, you arrange the inspection during the marketing campaign in the weeks before auction day. The agent can provide access. The cost of the inspection is yours regardless of whether you win, but for a purchase that commits you unconditionally it is the most important due diligence step available. Call 0431 114 815 with the address and we will work to your auction date.
What does 'conducive conditions' mean in a timber pest report?
'Conducive conditions' are circumstances that increase the likelihood of timber pest activity. They are not a finding of active termites or damage — they are documented risk factors recorded in the report because they create the environment subterranean termites and other timber pests seek out. In a timber pest inspection to AS 4349.3, conducive conditions typically include: moisture sources near timber (leaking taps, wet-area defects, air-conditioning condensate discharged near the building, or poorly directed stormwater); timber-to-soil contact (garden timbers, fence posts, stored firewood or construction formwork resting in or on the ground); inadequate subfloor ventilation that creates a warm, damp environment beneath a raised floor; the absence of a visible durable notice confirming a current termite management system; and garden beds or other material built up against the building's slab edge, bridging the termite barrier. These conditions matter because they are where activity tends to develop first. Finding and addressing them is how you reduce risk before an infestation takes hold. Most properties in South-East Queensland will show at least some conducive conditions; identifying which ones exist and where is one of the most useful outputs of a combined inspection.
What is a durable notice, and why does it matter when buying a Gold Coast property?
A durable notice is the sign usually fixed near the meter box, subfloor access or another visible part of the building that records whether a termite management system is in place and, where fitted, what type. It's one of the things checked on every timber pest inspection to AS 4349.3. In practice, across our own inspections a durable notice is often missing or simply not visible — in both houses and units. When that happens, the inspection can't confirm a termite management system exists from what's visible on site alone. For a house, that's a fair question to put to the vendor or agent. For a strata or company title unit, it's worth asking the body corporate directly, since termite management for the building can sit with the scheme rather than the individual lot. Either way, an absent or unclear durable notice doesn't mean termites are present — it means the point needs confirming rather than assumed.
Why do older Gold Coast homes have a higher termite risk than units or newer builds?
In our own sample of 50 recent Gold Coast, Brisbane and Northern NSW inspections, active termites or termite damage were confirmed in 12 properties (24%) — and 11 of those 12 were older, standalone houses (roughly 18 to 60 years old). Only one was a unit. The pattern we see on site is consistent: termite activity tends to start in the yard — old tree stumps, garden timber, retaining walls and fence lines — before working toward the building. Older established homes typically carry more of these yard-level conditions built up over decades, plus more timber-to-soil contact around the structure itself. That doesn't mean units or newer homes are immune — conducive conditions such as moisture and missing durable notices turn up across every property type we inspect — it means the chance of finding live activity is measurably higher in an older standalone house in our experience. An annual timber pest inspection is how you keep that risk in view year to year, whatever the age of the property.
Related reading: What does an inspection cost? · How to choose a building and pest inspector · Balcony & balustrade defects in walk-up apartments