It’s the moment every home buyer quietly dreads: the building and pest inspection comes back, and it’s found something. Before you panic, take a breath — because finding problems is exactly what the inspection is for, and it almost never means the deal is dead. In fact, a good inspection that uncovers issues has just done you an enormous favour.
Here’s what actually happens when an inspection finds problems, and how to make a calm, informed decision.
First, understand: almost every home has something
No home is perfect — not even a brand-new one. Practically every inspection turns up something, and the vast majority of those things are minor and expected. A well-written report doesn’t just list defects; it tells you how serious each one is. That context is everything.
Broadly, what an inspection finds falls into a few categories:
Minor defects
These are the small, normal signs of a home being lived in — a cracked tile, a sticking door, minor wear, a tap that drips. They’re cheap and easy to fix, and they’re completely normal. You’ll see plenty of these on almost any property, and they’re rarely a reason for concern.
Maintenance items
Things that aren’t broken yet but need attention soon — gutters that need cleaning, a fence that’s ageing, paintwork that’s due. Useful to know as a new owner, but not deal-breakers.
Major defects
These are the ones that matter: significant structural movement, serious water ingress, an unsafe deck or balcony, major roof problems, or active termite activity. A major defect doesn’t automatically mean “walk away” — but it does mean you need to understand the cost and implications before you proceed.
What you can actually do about it
If the inspection turns up something significant, you generally have several options — and which one is right depends on what was found and where you are in the buying process.
Negotiate the price
A defect with a known repair cost gives you a legitimate basis to renegotiate. If the inspection reveals $15,000 of restumping work, that’s a real, documented figure you can take back to the agent. Many buyers more than recover the cost of their inspection through a single price negotiation.
Ask the seller to fix it
In some cases you can make rectification of a defect a condition of the sale — the seller arranges and pays for the repair before settlement.
Get a specialist quote
For major issues, it’s often worth getting a specific quote from the relevant trade — a structural engineer, a roofer, a pest treatment specialist — so you know the true cost before deciding. A good inspector will tell you exactly which trade to call.
Walk away
If you’re still within your building and pest clause (or the inspection was done before you’d committed), and the problems are more than you want to take on, you can withdraw. It’s not the outcome anyone hopes for, but it’s far better than discovering the problem after you own it.
This is why the building and pest clause matters
In Queensland, most contracts include a building and pest inspection condition that gives you a window to have the inspection done and act on the results. This is your protection. It’s why we always say: book your inspection as soon as your offer is accepted, so you have your report well within that window and time to make decisions without pressure.
If you’re buying at auction, there’s no cooling-off period — so the inspection needs to happen before you bid. It’s worth planning for.
How a good inspector makes this easier
A list of defects on its own can be frightening. What turns it from frightening into useful is an inspector who explains it properly. That’s a core part of how we work:
- Your report is delivered the same day, with clear photos of every issue
- Lachlan calls you personally to walk through what was found — what’s minor, what’s serious, and what it likely means for you
- Because Lachlan is an active builder, not just an inspector, you get a builder’s perspective on how serious something really is and what it would take to fix
- We tell you which trade to call for anything that needs follow-up, and we’re happy to answer questions after you’ve read the report
The goal isn’t to scare you off a property — it’s to make sure you know exactly what you’re buying, so you can decide with confidence.
The bottom line
Finding problems isn’t the inspection failing — it’s the inspection working. Whether the result is a clean bill of health, a short list of minor items, or a major defect that changes your plans, you come out ahead: you’re making the biggest financial decision of your life with the full picture instead of crossed fingers.
When your offer’s accepted, get your inspection booked early so you’ve got time to act on whatever it finds.
Book your inspection online or call Lachlan on 0400 076 162.
Frequently asked questions
Does finding a defect mean I should pull out of the purchase?
Not usually. Most defects are minor or are negotiable. Major defects are worth pausing on, but even then your options often include renegotiating the price or having the seller fix the issue. The report exists to inform your decision, not make it for you.
Can I use the inspection report to negotiate the price?
Yes — a documented defect with a repair cost is one of the strongest negotiating tools a buyer has. Many buyers recover the cost of the inspection several times over.
What’s the difference between a minor and a major defect?
A minor defect is small, low-cost, and normal wear. A major defect significantly affects the structure, safety, or value of the home — things like structural movement, serious water damage, or active termites. A good report clearly distinguishes between them.
What if the inspection finds termites?
Active termite activity is a major finding, but it’s not necessarily the end of a purchase. You’ll want a treatment quote and an understanding of any damage already done. We’ll explain what we found and point you to the right specialist.
How soon should I book after my offer is accepted?
As soon as possible. The earlier your inspection is done, the more time you have within your building and pest clause to consider the report and act on it without being rushed.
Buying in the Ipswich area? See my building and pest inspection in Ipswich page for what is included, pricing from $550 and same-day reports.
