Scope and Limitations - Trusted Building Inspections

Property inspection scope and limitation

Trusted Building Inspections provides premium, highly detailed pre-purchase building and timber pest assessments across the Sunshine Coast, Gympie, the Greater Moreton Bay and Wide Bay Region. To ensure complete transparency, all inspection are executed under strict contractual boundaries and in accordance with Australian Standards AS 4349.1 and AS 4349.3.

1. Visual, non-invasive scope

All inspections are non-invasive and visual-only. We use advanced diagnostic tools (including, but not limited to, thermal imaging cameras and electronic moisture meters) to assist our physical walkthrough. However, we do not perform destructive testing, cut access hatches, force open locked doors, or move heavy furniture and stored personal belongings.

2. Common property blind spots and inaccessible areas

A standard inspection provides a comprehensive snapshot of the property’s visible portions on the day of the inspection. It does not encompass hidden structural voids or areas concealed by building linings. Common inaccessible zones include:

Concealed framework: Wall cavities, internal framing, and spaces hidden behind plasterboard or external cladding sheets.
Insulated roof voids: Areas where deep insulation blankets conceal top plates, structural ceiling joists, electrical wiring, or plumbing lines.
Low-set timber decks: Structural subfloor framing with heavily restricted ground clearance that prevents a physical crawl space.
Sub-grade structure: External faces of building walls constructed directly against earth banks, soil levels, or retaining zones.
Areas obstructed by contents: Sections of the property where furniture, floor coverings, stored items, or personal belongings obstruct access or visibility. Inspectors do not move, lift, or reposition personal property.
Roof exterior – unsafe access: Where roof pitch, fragility, surface condition, or weather on the day of inspection makes physical access unsafe, the roof exterior will be assessed from ground level or eave line only. This will be noted in the report.
Underground drainage and services: Below-slab drainage, storm water lines, electrical conduits, and other services below finished floor or ground level are outside the scope of a standard building inspection.
Outbuildings and structures not nominated at time of booking: Garages, sheds, secondary dwellings, and ancillary structures are included where reasonably accessible and agreed at the time of booking. Additional structures identified on the day may be subject to a scope variation.

3. Limitations of Specialty Component Assessments

Our basic overview checks of specialty components (including solar arrays, electrical switchboards, appliances, gas fittings, and suspected asbestos-containing materials) are strictly non-invasive, visual operational checks. They do not constitute certified trade audits, engineering reviews, or compliance certifications.

4. Timber pest inspection - Scope and Limitations

Timber pest inspections are conducted in accordance with AS 4349.3 and are visual and instrument-assisted in nature. The following limitations apply to all pest inspections carried out by Trusted Building Inspections:

Visual and non-invasive method: Pest inspections do not involve destructive testing, removal of linings, drilling, or probing beyond what is permitted under AS 4349.3. Areas that cannot be seen or physically accessed cannot be assessed.
Concealed timber voids: Termite activity and timber damage within wall cavities, behind cladding, beneath floor coverings, or inside structural members concealed by linings cannot be detected without invasive access. The absence of visible evidence at the time of inspection does not confirm these areas are unaffected.
Existing termite barriers and management systems: Where a termite management system or chemical barrier is present, our assessment is limited to visible evidence of its existence and general condition. We do not warrant the current effectiveness of any existing system, and recommend engaging a licensed pest manager for a formal barrier assessment where relevant.
Conducive conditions: Our report will identify conditions that are conducive to timber pest activity – including moisture, timber-to-ground contact, and poor ventilation. However, the presence of conducive conditions does not confirm active infestation, and their absence does not confirm the property is free from risk.
Scope of pest assessment: Timber pest inspections assess for termites (subterranean and dry wood), wood borers, and wood decay fungi. They do not constitute a general pest inspection for rodents, cockroaches, ants, or other non-timber-destroying pests.

5. Inspection Findings Reflect Conditions at the Time of Inspection

All findings, observations, and recommendations contained within an inspection report reflect the visible and accessible conditions of the property at the specific date and time the inspection was carried out.

Building defects, moisture ingress, structural movement, and timber pest activity are dynamic in nature. Conditions present at the time of inspection may change after the inspection is completed, and conditions not present or not visible at the time of inspection may emerge subsequently. Trusted Building Inspections cannot be held responsible for conditions that develop, deteriorate, or become apparent after the inspection date.

Clients are advised to consider the inspection report in the context of the inspection date and to seek updated assessments where a significant period has elapsed between inspection and settlement.

6. Client Acknowledgement of Scope

The scope and limitations governing each inspection are communicated to clients prior to or at the time of the inspection. Clients are encouraged to review this document and to raise any questions about scope or accessibility with Warren Smith directly before the inspection commences.

By proceeding with a booking, clients acknowledge that the inspection will be conducted within the visual, non-invasive framework described on this page and within the relevant Australian Standards.

7. Direct Recommendations

Where visual obstructions are noted on-site, or where structural anomalies are flagged (such as high moisture readings, inadequate subfloor ventilation, or weathered timber deterioration), our reports will deliver a clear directive to engage specialised, licensed trades for further invasive assessment prior to property settlement.

8. Marine structures, units and apartments

Pontoons, jetties, canal walls and revetment walls are marine structures and sit outside a building and pest inspection. Where a property includes one, I recommend engaging a marine or structural engineer.

For units and apartments, the inspection covers the unit itself and the parts of the building that are reasonably accessible. Common property, shared structures and body corporate matters are outside scope. Ask for the body corporate records and any building reports through a body corporate search.

What does a building inspection cover?

A building inspection is a visual check of the house itself, inside and out. I go over the roof from outside and from the roof space where it’s safe to get in, the subfloor where there’s access, every room, the outside walls, decks, stairs and balconies, drainage around the house, and any outbuildings on the block. I’m looking for structural problems, moisture, cracking, rot, rust and anything unsafe.

With a building and pest inspection, I also check for termites, borers and the conditions that draw them in, all at the same visit. I use a moisture meter on every inspection, and thermal imaging where the house needs it. Your written report comes within 24 hours, and most go out the same day.

Units and apartments are covered too. I inspect the unit itself and the parts of the building I can reasonably get to.

What a building inspection doesn’t cover:

Pools and spas
Pontoons, jetties, canal walls and revetment walls, which need a marine or structural engineer
Common property and body corporate matters for units, which your conveyancer’s body corporate search deals with
Anything hidden or out of safe reach. I don’t cut into walls, lift fixed floor coverings or move furniture, and areas I couldn’t get to are noted in the report.

Electrical, gas and plumbing need a licensed trade to check properly. The Premium inspection adds general advice on air conditioning, electrical, asbestos and gas, plus a walk-through video of the property, but that advice isn’t a licensed electrical, gas or asbestos inspection.

For prices and what’s in each inspection, see my building and pest inspection services.

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