The Scope & Limitations of Our Inspections & Reports


Important information Any person who relies upon the contents of this report does so acknowledging that the following clauses, which define the Scope and Limitations of the inspection, form an integral part of the report.

THIS REPORT is not an all encompassing report dealing with the building from every aspect. It is a reasonable attempt to identify any obvious or significant defects apparent at the time of the inspection. Whether or not a defect is considered significant or not, depends, to a large extent, upon the age and type of the building inspected. This report is not a Certificate of Compliance with the requirements of any Act, Regulation, Ordinance or By-law. It is not a structural report. Should you require any advice of a structural nature you should contact a structural engineer. THIS IS A VISUAL INSPECTION ONLY limited to those areas and sections of the property fully accessible and visible to the Inspector on the date of Inspection. The inspection DID NOT include breaking apart, dismantling, removing or moving objects including, but not limited to, foliage, mouldings, roof insulation/sisalation, floor or wall coverings, sidings, ceilings, floors, furnishings, appliances or personal possessions. The inspector CANNOT see inside walls, between floors, inside skillion roofing, behind stored goods in cupboards, other areas that are concealed or obstructed. The inspector DID NOT dig, gouge, force or perform any other invasive procedures. Visible timbers CANNOT be destructively probed or hit without the written permission of the property ownerTHIS REPORT does not and cannot make comment upon: defects that may have been concealed; the assessment or detection of defects (including rising damp and leaks) which may be subject to the prevailing weather conditions; whether or not services have been used for some time prior to the inspection and whether this will affect the detection of leaks or other defects (eg. In the case of shower enclosures the absence of any dampness at the time of the inspection does not necessarily mean that the enclosure will not leak); the presence or absence of timber pests; gas-fittings; common property areas; environmental concerns; the proximity of the property to flight paths, railways, or busy traffic; noise levels; health and safety issues; heritage concerns; security concerns; fire protection; site drainage (apart from surface water drainage); swimming pools and spas (non-structural); detection and identification of illegal building work; detection and identification of illegal plumbing work; durability of exposed finishes; neighbourhood problems; document analysis; electrical installation; any matters that are solely regulated by statute; any area(s) or item(s) that could not be inspected by the consultant.  Accordingly this Report is not a guarantee  that defects and/or damage does not exist in any inaccessible or partly inaccessible areas or sections of the property. (NB Such matters may upon request be covered under the terms of a Special-purpose Property Report.) ASBESTOS DISCLAIMER: “No inspection for asbestos was carried out at the property and no report on the presence or absence of asbestos is provided. If during the course of the Inspection asbestos or materials containing asbestos happened to be noticed then this may be noted in the Additional Comments section of the report.  Buildings built prior to 1982 may have wall and/or ceiling sheeting and other products including roof sheeting that contains Asbestos.  Even building built after this date up until the early 90’s may contain some Asbestos. Sheeting should be fully sealed. If concerned or if the building was built prior to 1990 you should seek advice from a qualified asbestos removal expert as to the amount and importance of the asbestos present and the cost of sealing or removal. Drilling, cutting or removing sheeting or products containing Asbestos is a high risk to peoples’ health. You should seek advice from a qualified asbestos removal expert.” Any materials containing Asbestos must be handled and disposed of in an appropriate manner also in accordance with local Authority health requirements. Mould (Mildew and Non-Wood Decay Fungi) Disclaimer: Mildew and non wood decay fungi is commonly known as Mould. However, Mould and their spores may cause health problems or allergic reactions such as asthma and dermatitis in some people. No inspection for Mould was carried out at the property and no report on the presence or absence of Mould is provided. If in the course of the Inspection, Mould happened to be noticed it may be noted in the Additional Comments section of the report. If Mould is noted as present within the property or if you notice Mould and you are concerned as to the possible health risk resulting from its presence then you should seek advice from your local Council, State or Commonwealth Government Health Department or a qualified expert such as an Industry Hygienist. ESTIMATING DISCLAIMER: No estimates whatsoever are provided in this report on rectification or replacement costs. The actual cost of any work is ultimately dependent upon the materials used, standard of work carried out, and what a contractor is prepared to do the work for. It is recommended in ALL instances that multiple independent quotes are sourced prior to any work being carried out. The inspector accepts no liability regarding costing on rectification or replacement on problems found during the the inspection.  CONDITIONS:  This standard property report is conditional upon or conditional in relation to — The assessment of any apparent defect including rising damp and leaks, the detection of which may be subject to prevailing weather conditions; Information provided by the person, the employees or agents of the person requesting the report; The specific areas of ‘expertise’ of the consultant specified in the report;  Apparent concealment of possible defects; or Any other factors limiting the preparation of the report.


DISCLAIMER OF LIABILITY:No Liability shall be accepted on an account of failure of the Report to notify any problems in the area(s) or section(s) of the subject property physically inaccessible for inspection, or to which access for Inspection is denied by or to the Inspector (including but not limited to or any area(s) or section(s) so specified by the Report).

DISCLAIMER OF LIABILITY TO THE THIRD PARTIES:-This Report is confidential and has been compiled exclusively for the use and benefit of the Client named on the front of this report that has employed and paid Qld Home Buyers Inspection Service. No liability or responsibility whatsoever, in contract or tort, is accepted to any third party who may rely on the report wholly or in part. Any third party acting or relying on this report, in whole or in part does so at their own risk.


 Note: In the case of strata and company title properties (generally town-houses, units or flats), the inspection is limited to the interior and immediate exterior of the particular unit being inspected. The complete inspection of other common property areas would be the subject of a Special-Purpose Inspection Report which is adequately specified.  Trees: Where trees are too close to the buildings and/or retaining walls this may affect the performance of the footing as the moisture levels change in the ground. A Geotechnical Inspection can determine the foundation material and advise on the best course of action with regards to the trees. Always check with the local Council/authority before removing any trees from the property.

Septic Tanks: It is recommended they be periodically checked & maintained by licensed plumber

Swimming Pools/Spa’s: Swimming Pools/Spa’s are not part of the Standard Building Report under AS4349.1- 1995 and are not covered by this Report. We strongly recommend a pool expert should be consulted to examine the pool and the pool equipment and plumbing as well as the requirements to meet the standard for pool fencing. Failure to conduct this inspection and put into place the necessary recommendations could result in finds for non compliance under the legislation. Pool/spa enclosures must be maintained in accordance with local Council/authority requirements.

Surface Water Drainage: The retention of water from surface run off could have an effect on the foundation material which in turn could affect the footings to the house. Best practice is to monitor the flow of surface water and storm-water run off and have the water directed away from the house or to storm water pipes by a licensed plumber/drainer. Always check with an expert before placing drains and if necessary have the soil tested, water content in soil can affect footings in some circumstances.

Safety switches: Operation of safety switches is not checked by the building Inspector. Safety switches must be periodically checked and maintained.

Smoke detectors: Operation of smoke detectors is not checked by the building Inspector. Smoke detectors must be periodically checked and maintained. Recommend checking with fire authority for best position of smoke detectors also how many required.

EXCLUSION OF ITEMS FROM THE INSPECTION (in accordance with Australian Standard AS 4349.1-2007. Appendix D.

Some of these items may be covered in the capacity of a builder only, not as an expert and at the discretion of the building inspector, although not required to do so in the Australian Standard AS 4349.1  2007 Inspection of Buildings- Part 1 Pre-purchase Inspections-Residential buildings.

  • Footings (structural) below ground and soil (geotechnical).
  • Concealed damp-proof course.
  • Operation of electrical installations, smoke detectors, light switches and fittings, security systems, TV, sound and communications systems, residual current devices (safety switches).
  • Plumbing and gas installations and fittings, sewer pipes, septic systems, drainage.
  • Adequacy of roof drainage as installed.
  • Gas fittings and fixtures.
  • Air-conditioning installations and ducting.
  • Automatic garage door mechanisms.
  • Swimming pools, spas and associated filtration and similar equipment.
  • The operation of fireplaces, wood heaters, wood stoves, including chimneys and flues.
  • Alarm systems, intercom systems, security concerns and fire protection devices.
  • Soft floor coverings including carpet and lino.
  • Electrical appliances including dishwashers, waste disposal units, incinerators, ovens, hotplates, hot water systems (electrical or solar), ducted vacuum systems.
  • Paint coatings (type, finish, lead paint). Durability of exposed finishes.
  • Health hazards (e.g, allergies, mould, soil toxicity, lead content, radon, presence of asbestos or urea formaldehyde.
  • Timber and metal frame sizes and adequacy.
  • Concealed tie-downs and bracing
  • Timber pest activity or damage.
  • Other mechanical or electrical equipment (such as gates, inclinators).
  • Soil conditions and type.
  • Control joints.
  • Sustainable development provisions.
  • Concealed framing- timbers or any areas concealed by wall linings/sidings.
  • Floor coverings.
  • Furniture and accessories, stored items.
  • Health work and safety issues.
  • Environmental matters (e.g, BASIX, water tanks, BCA Environmental Provisions).
  • Energy & lighting efficiency.
  • Glazing requirements.
  • Private property areas.
  • Detection and identification of illegal and unauthorized plumbing and building work.
  • Council plans and Specifications with buildings, extensions (new or old).
  • Document analysis and estimating.
  • Boundary clearances.
  • The proximity of property to flight paths, railways or busy traffic, noise levels
  • Heritage concerns.

The standard property report: A standard property report is not intended as a certificate of compliance of the property within the requirements of any act, regulation ordinance or by-law, or, as a warranty or an insurance policy against problems developing with the building in the future. Estimating the cost of remedying defects is not included in a standard property report, although it may form part of a special-purpose property report.


It is Strongly Recommended that the following Inspections and Reports are obtained prior to any decision to purchase the Property, so that the purchaser can be well equipped to make an informed decision. These Inspections and Reports fall outside the guidelines for a Standard Property Report as specified in AS 4349.1-2007 and are excluded from this Report.

  • Timber Pest Inspection.
  • Electrical Inspection.
  • Plumbing Inspection.
  • Asbestos Inspection.
  • Mechanical Services.
  • Drainage Inspection.
  • Mould Inspection.
  • Appliances Inspection.
  • Air-conditioning Inspection.
  • Alarm/Intercom/Data systems.
  • Structural (Engineer).
  • Geotechnical Inspection.
  • Durability of Exposed Surfaces.
  • Hydraulics Inspection.
  • Spa & Swimming Pool inspection.
  • Council Plan Inspection.
  • Hazards Inspection. Fire/Chimney Inspection.
  • Estimating Report. Garage Door Mechanical.
  • Gas fitting Inspection.

The purpose of this inspection is to provide advice regarding a visual assessment of the property to identify major defects and to form an opinion regarding the overall condition of the property at the time of the inspection


Comments on wiring, plumbing and Pest Control are made by a qualified Licensed Builder only. It is recommended that a qualified licensed person/firm be consulted for expert advice on areas of specialized knowledge. Always check with the relevant authorities in relation to location of any possible underground cables or plumbing before carrying out any digging. Plumbing & Electrical fittings and installations are not checked by the inspector for functioning. 

CONTACT THE INSPECTOR (only the buyer(s) employing the inspector and paying for the report).

Sometimes it is difficult to fully explain situations, problems, access difficulties, building faults or their importance in a manner that is readily understandable by the reader. Should you have any difficulty in understanding anything contained within this report or require clarification then you should immediately contact the inspector and have the matter explained to you prior to acting on this report.


The report is a private communication to the client that has employed Qld Home buyers Inspection Service, if the client decides to terminate the contract on the bases of this inspection report, only the relevant sections in the report in relation to the problems for reason(s) of terminating the contract are to be usedOther sections of the report are copyright and are for the clients use only and are not for distribution, publication or use of any other party without the permission of the inspector.

 The building Inspector is not under any legal obligation to the current owner or real estate agent to supply them with a copy or any part of this report. The Inspector will not enter into discussion with the real estate agent, current owner (seller) or any other party regarding any part of this report.

DO NOT ALLOW UNQUALIFIED PEOPLE TO MISINTERPRET THIS REPORT. Without a client consultation on completion of the inspection to put the report in the perspective of the Inspector the report is incomplete. Contact the Inspector immediately and prior to acting on this report if you do not fully understand any part of the report.