Ipswich home buyer inspection checklist
In Queensland the clock usually starts the day you sign. Use this checklist to get a building and pest report back, read it and get advice before 5pm on your contract inspection date.
Queensland deadlines in plain English
- Inspection date: in the REIQ contract, the building and pest clause only operates if an Inspection Date is entered in the Reference Schedule. Your notice is due by 5pm on that date (Queensland Law Handbook). This is the real deadline, so book as soon as the contract is signed.
- Check the condition is there: the Queensland Government tells buyers to make sure the contract is conditional on a building and pest inspection when they sign.
- Cooling-off: five business days, starting the day you receive the contract signed by both parties and ending at 5pm on the fifth business day. The seller may keep up to 0.25% of the price if you withdraw (Queensland Government).
- Auction: there is no cooling-off at auction, or for a contract made within 2 business days after an unsuccessful auction by a registered bidder (Queensland Government). Inspect before you bid.
- Acting reasonably: if you terminate on the building and pest condition, you must act reasonably, and the seller can ask for a copy of the report (REIQ).
- Seller disclosure statement: the seller must give you one before you sign. Read it alongside the report (Queensland Government).
Before you book
- Find the Inspection Date in the Reference Schedule of your contract and put it in your calendar with the 5pm cut-off.
- Read the seller disclosure statement and note anything it says about approvals, flooding or termite treatment.
- Ask the inspector for their licence details and check them on the QBCC online licence search.
- Ask whether the report follows AS 4349.1 and AS 4349.3, and whether it will arrive with time to spare before your inspection date.
- Confirm the scope: full subfloor, roof space, any built-in underneath, outbuildings, moisture meter and thermal camera.
Arranging access
- Ask the agent to make sure the area under the house is open and clear, including any locked storage rooms.
- Ask for the manhole to be clear of stored items.
- Request access to sheds, granny flats and carports.
- Check the power and water are on so services can be looked at visually.
On inspection day
- Attend the end of the inspection to hear the main findings in person.
- Tell the inspector about anything that worried you at the open home: stains, soft floors, sticking doors, musty smells.
- Look at the termite management notice in the meter box and ask the inspector about it.
- Ask which findings are major defects, which are maintenance and which need a specialist.
After the report
- Read the full report, including the limitations and the areas not accessed.
- Get licensed trade or pest manager quotes for major items before your inspection date.
- Talk to your solicitor before 5pm on the inspection date about whether to proceed, negotiate or terminate.
- Keep the report as a baseline. The QBCC recommends a termite inspection every year.
Frequently asked questions
When should I book under an REIQ contract?
The day the contract is signed. In the REIQ contract the building and pest clause operates only if an Inspection Date is entered, and your notice is due by 5pm on that date (Queensland Law Handbook). Leave time to read the report and talk to your solicitor before then.
How do I check whether an Ipswich property has flooded?
Use council's historical flood mapping tool, which shows estimated 1974 and 2011 flood extents and February 2022 flood levels, and the flood overlay in the Ipswich Plan 2025 interactive map (City of Ipswich: flood mapping). Ask the inspector to note any visible signs of water damage. A building and pest report is not a flood assessment.
Do Queenslanders need a different inspection?
The same standards apply, but raised timber homes need full access under the house to the stumps, bearers and joists, and careful checks of verandahs, stairs and timber pests. Termites are a problem throughout Queensland (QBCC).
What about old mine workings in Collingwood Park?
Collingwood Park had subsidence events in December 1988 and April 2008 from old underground coal mines, and the State guarantees repairs for eligible properties (Queensland Government). If a report notes unusual movement, ask your solicitor about searches.
Is there a cooling-off period if I buy at auction in Ipswich?
No. There is no cooling-off at auction, or for a contract made within 2 business days after an unsuccessful auction where you were a registered bidder (Queensland Government: cooling-off period). Inspect before auction day.
How long does the inspection take, and when will I get the report?
It depends on the size, height and access of the house and on the inspector's schedule. Confirm the time on site and the report turnaround with your inspector when booking, and give them your contract inspection date.
How often should I get a termite inspection?
The QBCC recommends an inspection every year, or more often in high-hazard areas (QBCC). A pre-purchase report is a good first baseline once you own the home.
Can I use the cooling-off period instead of an inspection condition?
You can, but it is a blunter tool. Cooling-off lasts five business days and withdrawing can cost up to 0.25% of the price (Queensland Government). A building and pest condition with a suitable inspection date is usually the better protection. Ask your solicitor.
How do I check an inspector's licence?
Ask the inspector who contacts you for their licence details and check them on the QBCC online licence search before you book. Ask for a sample report as well.
What does a building and pest inspection not cover?
It is visual and non-invasive, so it does not test wiring, plumbing, gas, drains or pools, test for asbestos, or see inside walls or under fixed floor coverings. See what the report covers.
Who does the inspection?
An independent inspector who works in the Ipswich area. Ipswich Home Inspections is a referral service: the inspector quotes, inspects and is responsible for the report.