Inside a Professional Building Report: What We Check, What We Find, and Real-World Examples - professional building report Melbourne
- Peter Grundy
- Dec 6, 2025
- 7 min read
When most people picture a building inspection, they think of a quick walkthrough and a list of obvious issues. A professional building report is nothing like that. It’s a structured, methodical assessment of the entire property — from foundations to finishes — backed by standards, measurement, evidence and experience.
Clear, evidence-based inspections for Melbourne homes and buildings.
In this article, I break down exactly what goes into a comprehensive building report: what we inspect, how we assess condition, and the types of real-world defects that regularly appear in Melbourne homes. Whether you’re buying, selling or managing a property, this gives you a transparent look at how a proper inspection is carried out and what you should expect from a high-quality report.
Below, I walk through each section of a building report and show the real issues we uncover during inspections across Melbourne — with notes, examples and the type of commentary you’d see in an actual report.
What’s Included in a Professional Building Report?
A proper building report is far more than a checklist. It’s a structured document that records the condition of a property at the time of inspection, supported by measurements, photographs, standards, and clear explanations. Our reports typically include:
Structural assessment — foundation movement, cracking patterns, load-bearing elements.
Moisture detection — signs of water ingress, failed membranes, dampness, ventilation issues.
External building envelope — walls, cladding, windows, flashings, roofing, gutters and drainage.
Internal rooms — walls, ceilings, floors, fixtures, safety issues and non-compliant installations.
Roof space & subfloor — where accessible, these areas reveal issues most homeowners never see.
Summary of major defects, safety hazards and maintenance issues.
A report should tell the true condition of the property — not just list defects, but explain why they matter and the likely implications if left unaddressed.
External Building Elements We Assess
The exterior of a building is often where the earliest signs of failure appear. Melbourne’s climate — moisture, temperature shifts and UV exposure — accelerates wear on materials, making a thorough exterior inspection essential. In this section of the report, we document the condition, performance, and any visible defects in:
Walls and cladding — cracking, movement, deterioration, gaps, water entry points.
Windows and doors — frame decay, poor sealing, distorted sashes, non-compliant installations.
Roof coverings — tiles, metal sheeting, flashings, penetrations and ridge details.
Gutters, downpipes and drainage — blockages, incorrect falls, water discharge issues.
Decks, balconies and external structures — timber decay, inadequate supports, waterproofing concerns.
Site conditions — grading, surface drainage, retaining walls and structures affecting stability.
The goal of this section is to identify defects that may compromise the building envelope or allow water intrusion — the most common cause of long-term property damage in Melbourne homes.
Common Defects Found in Melbourne Homes at professional building inspection report Melbourne
Melbourne properties consistently show patterns of recurring defects due to climate, construction methods and ageing building stock. In this section of the report, we highlight issues we frequently identify during inspections, such as:
Cracking caused by foundation movement
Moisture ingress behind cladding, tiling and wet areas
Roof leaks from failed flashings or deteriorated seals
Timber decay in decks, balconies and external structures
Poor workmanship in renovations and extensions
Ventilation issues leading to mould or condensation problems
These defects range from minor maintenance items to major structural concerns, and understanding them early helps prevent costly repairs later.
Why Inspections During Construction Are Critical
Many of the major defects we find in completed homes originate during construction — when workmanship errors, moisture risks and non-compliant details become concealed behind cladding, tiling or finishes.
Once covered, these issues become far more expensive to repair and can lead to long-term structural or waterproofing failures.
Staged construction inspections help identify problems early, before they become built-in defects. Typical inspection stages include:
Pre-slab inspection — reinforcement, formwork, drainage set-out and site preparation.
Frame inspection — structural alignment, connections, tie-downs, bracing and load paths.
Pre-plaster inspection — waterproofing, service penetrations, insulation, moisture protection and drainage detailing.
Final / pre-handover inspection (PCI) — defects, incomplete works, safety issues, and compliance with plans and standards.
Catching issues at these early stages prevents small mistakes from becoming major failures — and provides a documented professional building report Melbourne record of the builder’s work, which is invaluable for homeowners, owners corporations and in any future disputes or VCAT matters.
How We Document and Classify Defects in the Report
A clear report doesn’t just list issues — it explains their severity, likely cause and potential consequences. Each defect is recorded with:
Photographs for evidence and clarity
Location details so the issue can be found easily
User friendly report format, item of works numbering and referencing, particularly import in a VCAT Compliant Report for admission as expert evidence to VCAT Hearings
Condition notes describing what was observed
Likely cause based on building behaviour and construction methods
Severity classification (major defect, minor defect, safety hazard, maintenance item)
Recommended actions and suggested timeframes
This structured approach ensures homeowners and buyers understand not just what is wrong, but why it matters and what steps to take next.
Why Our High-Quality Reports Are Favoured in VCAT and Legal Settings
The clarity and structure of a building report becomes critical when it is used in disputes, negotiations or VCAT proceedings. Lawyers, mediators and tribunal members need reports that are easy to follow, properly referenced and based on clear evidence rather than opinion or vague language.
Structured reporting prepared for legal and tribunal requirements.
Our reports are prepared with that in mind. Each item is clearly numbered and referenced, with photographs, condition notes, locations, likely causes, standards and recommended actions all linked together. This makes it straightforward for legal professionals to understand the nature of each defect, its severity and its relevance to the points of claim.
Because the information is organised, transparent and supported by evidence, our reports are often described by lawyers and clients as highly informative and practical. In VCAT and other legal settings, that level of structure reduces confusion, saves time and provides a reliable basis for fair decision-making.
Real-World Example: A Typical Defect Scenario
During a recent inspection of a Melbourne home, we identified moisture ingress behind a tiled bathroom wall — a common but often hidden issue.
Elevated moisture readings, drummy tiles and swollen skirting boards indicated a failed waterproof membrane. Left unresolved, this type of defect typically leads to timber decay, mould growth and costly structural repairs.
This example shows how a building report doesn’t just highlight visible issues — it uncovers the underlying problems that aren’t immediately obvious to homeowners.
Severe Gutter Corrosion and Drainage Failure
This roof gutter shows advanced corrosion caused by prolonged water ponding and poor drainage fall. The discharging pipe is incorrectly positioned, contributing to overflow risk and allowing water to sit against the gutter base. Without intervention, this type of defect commonly leads to internal leaks, mould, and costly roof or structural repairs.
Why a Detailed Report Matters When Buying or Maintaining a Property
A well-structured building report allows buyers, owners and investors to make informed decisions.
It highlights issues that may affect safety, structural integrity or long-term expenses — giving you a clear understanding of the property’s true condition.
Whether you're purchasing a home or planning future maintenance, a detailed report provides clarity, reduces risk and helps you prioritise repairs before they become costly problems.
Frequently Asked Questions
Q: How long does a building inspection take?
A: Most inspections take 1.5–4 hours depending on the size, age and accessibility of the property. It also depends of the size of the building and the number of 'items' detected to be reported on.
Q: How quickly will I receive the building report?
A: Reports are typically delivered within 2 to 5 working days. Emergency inspections and reports available upon request
Q: Do you check the roof space and subfloor?
A: Yes — where safe and accessible, these areas are inspected because they often reveal structural or moisture-related issues.
Q: Are photos included in the report?
A: Absolutely. Every defect is supported by clear photographs and descriptions so you know exactly what was found.
Q: Can I attend the inspection?
A: Yes, and it’s recommended. You’re welcome to walk through with the inspector and ask questions onsite, identify your concerns and discuss information relevant to the Building Report. Dialogue of historical events can be of high importance.
Q: Does the report include repair costs?
A: Costing Estimates for rectification and completion works do not feature in every type of report, the requirement & inclusion of the same is determined by the Client at the Client Brief.
VCAT Compliant Reports require costing estimates for all points of claim included in the report, in accordance with PNVACT 2 - Practice Note
Q: Do building reports cover compliance with current building codes?
A: A building report highlights visible non-compliant installations, but it is not a full compliance audit. If a specific compliance review is required, we can advise on the appropriate specialist.
Q: Can a dilapidation building report help me protect my home?
A: Yes. A Dilapidation Report records the precise condition of your property, prior to building works commencing nearby. Providing clarity for you in the event your property suffers building damage caused by others.
Q: What if the property has been recently renovated?
A: Recent renovations often hide underlying issues. We check workmanship quality, waterproofing, compliance to standards - Codes, ventilation and structural implications — not just the appearance of new finishes.
Q: Is thermal imaging included in the inspection?
A: Thermal imaging is used when required to help identify moisture or insulation issues, but it’s applied selectively rather than as a blanket scan of the entire home.
Similarly Drone footage is a feature in multi story buildings to capture inaccessible exterior views of the building.
Need a Detailed Building Report in Melbourne?
A clear, well-structured building report is one of the most important tools for protecting your property investment. If you’re buying, selling or maintaining a home, we provide inspections that uncover the real condition of the building — with practical recommendations and clear explanations in every report.
If you need a professional building inspection or a detailed report for peace of mind, repairs or negotiations, we’re here to help.
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