What are the Property Inspection Tips for First Home Buyers?

What Should You Check During a Property Inspection?

A property inspection gives you the chance to identify structural issues, assess the condition of major fixtures, and decide whether the property suits your needs. Walk through each room looking for cracks in walls or ceilings, water stains, uneven floors, and signs of moisture or mould. Test taps, check the hot water system, open and close windows and doors, and inspect the condition of electrical outlets. Outside, look at the roof, gutters, drainage, fences, and any outbuildings or sheds.

Consider a buyer who attends an inspection in Geelong without a checklist. They notice fresh paint and updated kitchen benchtops but miss the fact that the bathroom tiles are lifting, the downpipes are rusted through, and the deck at the rear is sagging. They proceed with an offer and discover during the building inspection that the deck needs replacing and the bathroom has a waterproofing failure. The repair quote comes back at $22,000. They renegotiate the price, but the process delays settlement by three weeks and adds cost to their conveyancing. A more thorough walk-through at the initial inspection would have flagged those issues earlier and allowed them to adjust their offer or walk away before committing.

How Do You Prepare Before Attending an Inspection?

Before you attend, review the listing photos and note any areas you want to examine more closely. Bring a notebook, a tape measure, a torch, and your phone to take photos and videos. If you are buying in regional Victoria or an outer suburb, check the distance to your base, the local schools if relevant, and public transport options. Pre-approval gives you confidence in your budget and shows the agent you are ready to move quickly if the property meets your needs. You can find more detail on getting loan pre-approval and how it supports your position as a buyer.

Write down questions before you arrive. Ask the agent about the reason for sale, how long the property has been listed, whether there have been prior offers, what is included in the sale, and whether the owners have completed any recent work. Ask about council rates, water rates, and body corporate fees if applicable. If the property is in a unit block or townhouse complex, ask for a copy of the owners corporation records, including the maintenance plan and any upcoming levies.

What Should You Look for in the Kitchen and Bathrooms?

Kitchens and bathrooms are the most expensive rooms to renovate. In the kitchen, open every cupboard and drawer, check the condition of the benchtop and splashback, test the stovetop and oven if possible, and inspect under the sink for leaks or water damage. Look at the age and condition of the dishwasher, rangehood, and any built-in appliances. In the bathroom, turn on taps and showers to check water pressure and drainage. Look for cracked tiles, worn grout, rust stains, and any soft spots in the floor that might indicate a leak. Check the condition of the exhaust fan and whether the room has adequate ventilation.

If the kitchen or bathroom needs updating, factor that cost into your budget. A basic kitchen renovation starts around $15,000 and can exceed $40,000 depending on the size and fittings. Bathroom renovations typically start around $10,000. If you are borrowing at your maximum capacity, a property that needs immediate work may not be the right choice unless you have additional savings set aside.

What Are the Red Flags You Should Not Ignore?

Cracks wider than a few millimetres, especially if they run diagonally or appear near doors and windows, can indicate structural movement. Large damp patches, a musty smell, or visible mould suggest water ingress or poor ventilation. Uneven or sloping floors, doors that do not close properly, and gaps between walls and skirting boards can also point to foundation issues. Electrical problems such as flickering lights, burn marks around outlets, or an old fuse box should be assessed by a licensed electrician.

In regional Victoria, particularly in older weatherboard homes common in towns near bases like Puckapunyal or Bandiana, timber damage from termites or rot is a concern. Tap exposed timber with a screwdriver handle and listen for a hollow sound. Look for mud tunnels on external walls or stumps, sagging verandas, and soft or spongy floorboards. If you see any of these signs, make your offer conditional on a pest and building inspection and be prepared to walk away if the report shows extensive damage.

Should You Attend More Than One Inspection?

Attending a second inspection is standard practice and gives you time to revisit areas you might have missed or check the property at a different time of day. Morning inspections show how much natural light the property receives. Evening or weekend inspections give you a sense of traffic noise, neighbours, and how the area feels outside business hours. If you are posted and cannot attend multiple inspections in person, ask a trusted family member or friend to attend on your behalf and take detailed video footage.

If you are buying in Melbourne or the outer suburbs and competing with other buyers, a second inspection may not always be possible before the property goes to auction or receives multiple offers. In that case, make your initial inspection count. Spend at least 30 minutes walking through the property and the surrounding area. Take notes, photos, and measurements, and follow up with the agent if you have additional questions.

What Role Does a Building Inspection Play?

A building inspection is a separate process conducted by a licensed building inspector after you make an offer. It provides a detailed assessment of the property's structural condition, identifies defects, and estimates the cost of repairs. Most lenders will not require a building inspection for standard residential properties, but it is in your interest to organise one. The cost is typically between $400 and $700 depending on the size and age of the property.

If the inspection reveals major defects, you can renegotiate the price, ask the vendor to complete repairs before settlement, or withdraw your offer if the contract includes a building inspection condition. ADF members using the 5% Deposit Scheme or applying for a low deposit loan should be particularly careful, as repairs can quickly erode any savings buffer and leave you without funds to cover unexpected costs after settlement.

What Should You Know About Buying in Victoria?

Victoria offers a full stamp duty exemption on properties up to $600,000 and a sliding scale concession on properties between $600,001 and $750,000 for eligible first home buyers. The property must be your principal place of residence. The First Home Owner Grant of $10,000 applies only to new homes valued up to $750,000 and does not apply to established properties. If you are looking at an established home in regional Victoria or outer Melbourne, you will not receive the grant, but you can still access the stamp duty concession if the property meets the price threshold.

Melbourne's median property price sits above the $600,000 exemption threshold, so buyers in metropolitan areas may only receive a partial concession or none at all. Regional areas such as Geelong, Ballarat, Bendigo, and towns near ADF bases typically offer better value and may allow you to access the full exemption. Location also affects your borrowing capacity, commute time, and access to services, so weigh those factors against the upfront saving.

How Does Your Deposit Affect What You Can Offer?

Your deposit determines which properties you can afford and how much you will pay in Lenders Mortgage Insurance if your deposit is below 20%. ADF members may be eligible for LMI waivers or reduced LMI through specific lender programs. A 5% deposit on a property priced at the current Geelong median would require far less upfront than a comparable property in metropolitan Melbourne, but you will still need to cover settlement costs including conveyancing, building and pest inspections, and any immediate repairs or purchases after you move in.

If you are using a gift from family, make sure the funds are in your account and documented before you apply. Lenders require a statutory declaration from the person providing the gift confirming it does not need to be repaid. Some lenders accept gifted deposits for the entire amount, while others require at least part of the deposit to come from your own genuine savings. Check the requirements with your broker before you start attending inspections so you know exactly what you can afford to offer.

Call one of our team or book an appointment at a time that works for you. We will review your circumstances, confirm your borrowing capacity, and help you secure the right loan structure before you make an offer.

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