A property can look perfect during an open home and still have serious problems underneath. Cracked foundations, termite damage, faulty wiring and leaking roofs are all issues that buyers have discovered after settlement. The time to find these problems is before you sign the contract, not after.
Here is a comprehensive checklist of what to inspect and what to ask before buying property in regional NSW.
Building Inspection
A professional building inspection is non-negotiable. A qualified inspector will assess the structural integrity of the property and identify defects that could cost thousands to repair.
Key areas the inspector will check include:
- Foundation and stumps. Cracks in the slab or deteriorating stumps can indicate movement. This is particularly common in areas with reactive clay soils, which are prevalent across the Riverina.
- Wall cracks. Hairline cracks are often cosmetic. Wider cracks, especially those that are diagonal or stepped along mortar joints, can signal structural movement.
- Ceilings and floors. Sagging ceilings may indicate water damage or roof framing issues. Uneven floors can point to foundation problems.
- Windows and doors. Doors or windows that stick or do not close properly can be a sign of frame movement rather than simple wear.
- Exterior cladding. Weatherboard, brick veneer and render all deteriorate differently. The inspector will check for cracks, water ingress and structural attachment.
Pest Inspection
Termites are a serious risk in regional NSW. The warm climate and proximity to bushland make the Riverina a high-risk zone for timber pests.
A pest inspector uses moisture meters, thermal imaging and visual assessment to check for:
- Active termite infestations. Evidence of live termites in the structure requires immediate attention and can significantly affect the property's value.
- Previous termite damage. Even if termites are no longer active, past damage may have compromised structural timber.
- Conducive conditions. Poor drainage, timber stored against the house and garden beds touching external walls all increase termite risk.
- Borers and other pests. Timber borers leave distinctive exit holes. Rodents can damage wiring and insulation.
Electrical
Older homes in regional areas often have outdated electrical systems. While a building inspector will note obvious issues, a separate electrical inspection may be warranted for older properties.
Check for:
- The age and condition of the switchboard. Older ceramic fuse boards should be replaced with modern circuit breakers and safety switches.
- Whether safety switches (RCDs) are installed. They are required by law in NSW for new installations and are a basic safety requirement.
- The condition of visible wiring. Rubber-insulated wiring found in pre-1970s homes is a fire risk and should be replaced.
- Whether there are enough power points for modern use. Rewiring and adding circuits is disruptive and costly.
Plumbing
Plumbing problems can be expensive to fix, especially if they involve underground pipes or old galvanised iron supply lines.
During your inspection, check:
- Water pressure at multiple taps. Low pressure may indicate corroded pipes or supply issues.
- Hot water system age and type. Systems older than 10 to 15 years may need replacement soon.
- Under sinks and around toilets for signs of leaks or water damage.
- Drainage by running taps and flushing toilets. Slow drainage could indicate blocked or damaged sewer lines.
- The condition of the septic system if the property is not connected to mains sewerage. Septic tank replacements cost $10,000 to $20,000.
Roofing
The roof is one of the most expensive components of a home to replace. A full roof replacement on a standard three-bedroom home can cost $15,000 to $30,000 or more.
Look for:
- Broken or missing tiles or corroded metal sheeting.
- Rusty or deteriorating gutters and downpipes.
- Sagging ridgelines, which may indicate framing problems.
- Evidence of previous patch repairs, which could suggest ongoing issues.
- The condition of flashings around chimneys, vents and skylights.
What to Ask the Inspector
A good inspector will explain their findings in plain language. But make sure you ask these questions:
- What are the most significant issues?
- Are any defects structural or safety-related?
- What is the approximate cost to rectify each issue?
- Are there areas they could not access, and what additional inspections do they recommend?
- Would they buy this property?
The inspection report gives you the information you need to make an informed decision. It may also give you grounds to renegotiate the price or request repairs before settlement.