What to Check Before Buying a House: 5 Key Problem Areas

When I was a junior real estate agent learning the ropes, my boss used to take me along to his listing appointments. I’ll never forget his go-to line when he walked through the door:
“Don’t tell me anything that’s wrong with the property—then I’m legally required to disclose it to the buyer.”
It always got a laugh, but he was absolutely serious.

In Australia, property law is firmly rooted in the principle of “buyer beware.” This means there’s no legal obligation for the seller—or their agent—to disclose property defects. The onus is entirely on the buyer to uncover any issues before signing on the dotted line. If you overlook major problems, you’ll likely wear the consequences (and the cost) after settlement.

As a buyer’s agent, here are the six key areas I always advise clients to check before purchasing any property:

1. Look for Structural Cracks, Flooring Issues, and Subfloor Damage

Cracks in walls or uneven flooring can be early warnings of foundational movement. While minor cracks are common, others may signal more severe structural issues. These can be easily patched over by sellers, so a trained inspector is essential to spot the difference. Issues such as creaking floors, visible gaps, or sloping areas might also point to subfloor damage or poorly executed renovations. Identifying these problems upfront can help you negotiate repairs or reassess the property’s value.

2. Water Damage or Signs of Flooding. 

Water damage is one of the most commonly hidden defects in homes. Sellers often use cosmetic fixes—fresh paint, strategically placed furniture, or even scented candles—to cover up the smell and sight of damp or mould. A qualified building inspector will know where to look, including behind walls, under floors, around wet areas, and around the foundation, to uncover signs of leaks, rot, or moisture ingress.

3. Inspect the Roof Thoroughly

You can’t determine the real condition of a roof from the ground. Accessing the roof cavity is essential to check for leaks, makeshift repairs, poor insulation, or signs of water entry. Homeowners sometimes perform DIY fixes that look fine on the surface but hide serious issues underneath. A building inspector will assess the roof’s structural soundness, flashing, drainage, and overall condition to ensure you’re not inheriting a future problem.

4. Call the Local Council

Before purchasing, contact the local council to check whether any major renovations or extensions were approved and properly certified. If unapproved work was done—especially by unlicensed tradespeople—it may not be up to code. In worst-case scenarios, the property may be uninsurable, or you could be forced to remove illegal extensions. If the council has no record of major works, that’s a red flag.

5. Make the Most of Your Final Inspection

Your final inspection (usually conducted just before settlement) is your last opportunity to ensure the property is in the agreed condition. This includes checking for damage, rubbish left behind, or items that were removed but should have stayed. The home should be handed over in the same state it was in during your inspection—no surprises.

6. Building and Pest Inspection

No buyer should proceed without a comprehensive building and pest inspection. This report will highlight structural defects, termite activity, water ingress, safety hazards, and general maintenance issues. It’s not just about peace of mind—it’s a crucial tool for negotiations and helps ensure you’re not buying a hidden money pit.

Case Study – Example of a buyers agents due diligence. 

As mentioned earlier, there’s a lot to absorb during a typical 30-minute open for inspection. Unfortunately, many buyers get caught up imagining their furniture in the space, rather than focusing on the property’s condition.

A skilled buyer’s agent, however, knows exactly what to look for—whether it’s signs of poor maintenance, potential structural issues, or areas that may require costly improvements. Our lead buyer’s agent, Mark Ribarsky, shares a real-world example of what he looks for during a property inspection.