Brisbane Home Inspection Checklist: What Buyers Agents Always Look For

Brisbane Home Inspection Checklist: What Buyers Agents Always Look For

Walking into an open home in Brisbane can feel exciting. The styling is polished, the smell of fresh paint is in the air, and it is easy to picture yourself living there. But as every experienced buyers agent Brisbane based knows, what really matters is not the cushions or the candles – it is the things most buyers overlook.

A thorough inspection can save you from costly surprises. Brisbane homes often come with unique risks like flood damage, termites, or hidden structural issues. To help you avoid mistakes, I have put together this home inspection checklist that Clever Home Buyers can use at every open home.

Why Inspections Matter in Brisbane

Queensland’s climate is hot and humid, which makes termites a constant risk. Flooding is another challenge in many suburbs, and older timber houses often have issues beneath the surface. While it is tempting to focus on the layout or the kitchen, missing these red flags can cost you thousands later.

This checklist is designed to give you confidence. It helps you move beyond the styling and look at what really matters before you decide whether to make an offer.

Exterior Red Flags

Start your inspection outside.

• Roof and gutters: Look for sagging, rust, or poor drainage. Blocked gutters can cause major water damage.

• Stumps and foundations: Many Brisbane houses sit on timber stumps that can rot or shift. Uneven floors inside often point to stump issues.

• Drainage: Check for signs of water pooling near the house. This is especially important in flood-prone suburbs.

• Pests: Mud trails along walls or fences can indicate termites.

Related: Hidden Costs of Buying a House in Brisbane [Checklist]

Inside the Home

Once inside, slow down and look carefully.

• Walls and ceilings: Cracks, stains, or patch jobs may point to water leaks or structural movement.

• Doors and windows: Do they stick or fail to close properly? That may indicate movement in the foundations.

• Bathrooms: Check for mould, poor ventilation, and signs of leaks.

• Kitchens: Open cupboards and look under sinks for water damage.

Related: How to Buy a House in Brisbane Without Mistakes

Underneath and Around the Home

If the property has a raised floor, do not be afraid to look under the house.

• Stumps and bearers: Timber stumps are common in older homes and often need replacement.

• Dampness: Standing water or damp soil can attract termites and cause long-term damage.

• Storage areas: Poor ventilation under houses can cause rot and mould.

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Location Factors

Not all issues are visible inside the property. Think about location too.

• Flood risk: Check Brisbane City Council flood maps. A home may look perfect, but if it floods, your insurance costs will soar.

• Noise: Visit at different times of day to hear traffic, aircraft, or nightlife.

• Neighbouring properties: Look for signs of development or neglect next door that may affect your property’s value.

Related: Evaluate Like a Pro: How to Build a Value Range from Comparable Sales

Why Professional Inspections Are Essential

Even with a checklist, there are limits to what you can see as a buyer. This is why professional building and pest inspections are non-negotiable. A qualified inspector will climb onto the roof, into the ceiling cavity, and under the house – places you cannot access at an open home.

Never skip this step. Some agents will say that other buyers are waiving conditions to make their offer more attractive, but doing that can leave you exposed to massive risks.

Related: What to Say When the Agent Asks, Is This Your Best and Final Offer?

Clever Home Buyer Tips

• Take photos as you walk through, not just of pretty features but of potential issues.

• Bring a torch to look under sinks, in cupboards, and in roof spaces where possible.

• Use the same checklist at every property so you can compare fairly.

The goal is not to nit-pick every home, but to stay focused on what matters most for safety, value, and long-term comfort.

Final Thoughts for Clever Home Buyers

Open homes can be exciting, but they are also where costly mistakes can be avoided. By slowing down and using a checklist, you protect yourself from rushing into a decision based on emotions or styling.

Clever Home Buyers know that inspections are about more than ticking boxes – they are about protecting your future. With the right approach, you can spot red flags, ask better questions, and move forward with confidence.

Keep learning:

• Evaluate Like a Pro: How to Build a Value Range from Comparable Sales 

• What to Say When the Agent Asks, Is This Your Best and Final Offer?

Disclaimer: This article is for general educational purposes only and is not legal or financial advice. Always seek professional guidance before making property decisions in Queensland.

Written by Sheona Beach, Brisbane Home Buyers, Brisbane QLD