Do you know what to look for at an open home?

What should you actually look for during a property inspection?

Look for structural issues, water damage, electrical and plumbing problems, and building quality before you make an offer. The inspection is your chance to spot expensive problems that might affect your home loan application or cost you thousands after settlement.

First home buyers in Doubleview often focus on the renovated kitchen or the ocean glimpses from the balcony and miss the ceiling stain in the second bedroom or the cracked render outside. That stain might mean a roof leak. The render might point to movement in the slab. Both will cost more to fix than you expect, and neither will show up in photos online.

Consider a buyer who falls in love with a 1970s brick and tile unit near Scarborough Beach Road. The property looks solid. The kitchen has been updated. The price sits just below their budget. They attend one inspection, make an offer the same weekend, and find out two weeks before settlement that the strata report flags $80,000 in upcoming remediation work for water ingress. Their deposit is locked in, and their lender won't increase the loan amount to cover the levies. They either find the cash or walk away and lose their building inspection fee and conveyancing costs already paid.

That situation is avoidable if you know what to check and when to walk away.

How many times should you inspect a property before making an offer?

Inspect a property at least twice at different times of day if you're seriously considering making an offer. The first visit gives you a general sense of the property. The second lets you examine details you missed and observe how light, noise, and traffic change throughout the day.

Doubleview sits close to the Mitchell Freeway and Scarborough Beach Road, so road noise varies depending on the time and day of the week. A Sunday morning inspection might feel quiet, but a Tuesday evening viewing could reveal constant traffic hum that would bother you long-term. The same applies to aircraft noise depending on flight paths and wind direction.

Bring a notebook and take photos of anything that concerns you, but avoid taking wide shots of rooms or fixtures that might identify the property if shared. Most sellers and agents are fine with buyers taking reference photos of specific issues like cracks, stains, or fittings.

What structural warning signs should first home buyers watch for?

Look for cracks wider than a few millimetres in walls or ceilings, doors and windows that don't close properly, uneven floors, and gaps between walls and the ceiling or floor. These can indicate foundation movement or structural settling that may require underpinning or other expensive repairs.

Doubleview has a mix of older homes built on sandy coastal soils and newer developments on fill. Both can shift over time. Large vertical or diagonal cracks, especially near door frames or corners, are worth investigating with a building inspector before you proceed. Small hairline cracks in plaster are common and usually cosmetic, but anything you can fit a five-cent coin into should be noted.

Check the roofline from the street. If it sags or looks uneven, the roof structure may need work. Walk around the outside and look at the eaves and fascia boards for rot or pest damage. Doubleview's proximity to the coast means timber can deteriorate quickly if not maintained.

How do you identify water damage during an inspection?

Check ceilings, walls, and corners for stains, discolouration, or soft spots. Look under sinks, around toilets, and near hot water systems for leaks or rust. Go outside and inspect the roof, gutters, downpipes, and external walls for damage or poor drainage.

Water damage is one of the most expensive problems to fix and one of the most commonly missed during inspections. A brown stain on a bedroom ceiling might be an old leak that's been repaired, or it might be active and hidden by a coat of paint. If the seller or agent can't provide a plausible explanation and proof of repair, assume it's still an issue.

In Doubleview, many properties are single-level homes with tile or Colorbond roofs. Check the ridge capping for rust or movement and look inside the roof space if access is available. If you see daylight through the roof or damp insulation, there's a problem. Also check the bathroom and laundry for soft floors, which can indicate long-term leaks from showers or pipes.

What questions should you ask the seller or agent during the inspection?

Ask when the roof, hot water system, and major appliances were last replaced or serviced. Ask if the property has ever had issues with leaks, pests, or plumbing. Ask about council rates, water rates, and strata fees if applicable. Ask how long the property has been on the market and whether the seller is open to negotiation.

Most agents will answer factual questions about the property's history and costs. Some will deflect or give vague answers, which is often a red flag. If an agent says they don't know when the hot water system was installed or whether the roof has been repaired, ask them to find out before you make an offer.

Also ask whether the sale includes any fixtures or fittings like air conditioning units, ceiling fans, or garden sheds. These should be listed in the contract, but it's worth clarifying early to avoid disputes later.

Should you pay for a building and pest inspection before making an offer?

Yes, if you're making an unconditional offer or your offer is likely to be accepted. Building and pest inspections typically cost between $400 and $700 in Perth, depending on the property size and age. The report will identify structural defects, pest activity, safety hazards, and maintenance issues that might not be visible during a casual inspection.

Most first home buyers make their offer subject to a satisfactory building and pest inspection, which means you can withdraw from the contract without penalty if the report reveals major problems. This gives you the chance to inspect the property casually first, make a conditional offer, and then pay for the professional inspection only if your offer is accepted.

If the market is moving quickly and you want to make a strong unconditional offer, consider paying for the inspection before you submit your offer. That way you know exactly what you're buying and can adjust your price or walk away before you're locked in. Your mortgage broker can often recommend local inspectors who know the area and the common issues in older Doubleview homes.

What should you check if the property is part of a strata scheme?

Request a copy of the strata report before making an offer and review it carefully. The report should include financial statements, minutes from recent meetings, details of any upcoming maintenance or levies, and the strata's reserve fund balance. Look for any disputes between owners, planned special levies, or deferred maintenance that might cost you money after settlement.

Some lenders will not approve a home loan if the strata scheme has insufficient reserves or a history of unpaid levies. If the strata report shows a major expense coming up, such as roof replacement or repainting, factor that cost into your budget before making an offer. A $15,000 special levy six months after you move in can derail your finances if you've already stretched your deposit and savings to cover settlement costs.

Doubleview has a number of older unit complexes and townhouse developments built in the 1980s and 1990s. These often require ongoing maintenance, so make sure the strata is well managed and adequately funded before you proceed.

When should you walk away from a property?

Walk away if the building inspection reveals structural damage, active pest infestation, illegal building work, or safety hazards that would cost more than your contingency budget to fix. Walk away if the strata report shows financial trouble or major upcoming expenses you can't afford. Walk away if the seller or agent is evasive or unwilling to provide documentation you've requested.

As a first home buyer, your deposit and savings are limited, and your borrowing capacity is based on your income and expenses right now. A property that needs $30,000 in immediate repairs might look like a bargain, but if you don't have that cash and your lender won't increase your loan, you'll be stuck with a problem you can't fix.

Trust your instincts. If something feels wrong or the seller is pushing you to make a quick decision without giving you time to do your checks, that's a red flag. There will always be another property, but you only get one chance to make your first purchase with the deposit you've worked hard to save.

Call one of our team or book an appointment at a time that works for you. We'll talk through what you've found, help you understand how any issues might affect your loan application or settlement, and make sure you're moving forward with confidence and a clear picture of what you're actually buying.

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