Building inspection questions buyers should ask before making an offer

A property can look well presented while important building questions remain unanswered. Before making an offer on an older home, buyers should look beyond paint, styling and photographs and pay attention to the condition of the structure, drainage, roof, windows and surrounding site.

This is not about expecting a home to be perfect. It is about identifying issues that may affect the price you can justify, the work you may need to budget for and the questions to raise with an independent building inspector or relevant professional.Building and drainage checksLook at the roofline, gutters, downpipes, external walls, windows and doors. Check whether water appears to drain away from the home and whether there are signs of dampness, staining, cracked render, damaged brickwork or timber deterioration. A viewing is not a substitute for a professional inspection, but it can help buyers notice where more questions are needed.Sloping blocks, retaining walls, older paving and garden beds close to external walls can influence how water moves around a property. Ask whether recent repairs have been completed and whether records, approvals or warranties are available.Alterations and inspection reportsExtensions, enclosed patios, sheds, carports and renovated wet areas deserve careful questions. Buyers can ask about approvals, certificates, age of the work and who carried it out. The NSW Planning Portal Spatial Viewer can help investigate planning information, but it does not replace contract, building or legal advice.Read an independent inspection report carefully. Separate urgent safety or structural concerns from routine maintenance, then consider likely timing and cost. A buyer may negotiate, seek further advice, adjust their budget or decide the property is not suitable.Practical steps before offeringArrange an independent inspection where appropriate.Ask clear questions about defects, repairs, alterations and drainage.Compare expected work with your budget and intended timeframe.Have a conveyancer or solicitor review the contract and relevant documents.Careful checks do not remove every property risk, but they can make the decision more informed and reduce the chance of treating presentation as the whole story.SourcesNSW Government: Buying and selling propertyNSW Planning Portal: Spatial ViewerMoneysmart: Home loans