The Dos and Don'ts of First Home Property Inspections

A property inspection gives you about 30 minutes to decide whether a house is worth several hundred thousand dollars and the next 30 years of repayments.

That time matters, and what you look for during that visit shapes whether you end up with a sound property or one that drains your budget before you've made the first repayment. Around Echuca, where established homes range from weatherboard cottages near the Murray to brick veneer on larger blocks toward Moama, the difference between a solid buy and a costly mistake often comes down to what you notice during the inspection and what you think to ask.

Check the Bones Before the Paint

Structural condition tells you more than fresh paint ever will. Look at the floors for sagging or unevenness, check the ceilings for cracks or water stains, and walk the perimeter outside to see whether stumps or footings show movement or rot. In older homes common to suburbs around the town centre, stumps may need replacing or restumping, which can run into tens of thousands depending on the size of the house.

Walls should sit plumb. If door frames are out of square or doors don't close properly without force, that often points to movement in the foundation. External brickwork with stepped cracking or render that's pulling away suggests the same.

Consider a buyer who walked through a weatherboard home on a quiet street near the port precinct. The rooms had been repainted and the floors looked clean, but the doorways were noticeably uneven and the back corner of the house had a soft spot in the flooring. A building inspection later confirmed the stumps had failed and the bearer needed replacement. The repair quote came in at $22,000. That figure changed the buyer's deposit position and meant renegotiating the purchase price to make the numbers work with the lender.

What to Ask About Drainage and Flooding

Echuca sits beside the Murray, and flood history matters. Ask the agent whether the property has flooded in the past and request any available flood reports or council overlays. Properties closer to the river or in low-lying parts of town may have been affected during higher river levels, and that history affects insurance costs and sometimes eligibility for certain home loans.

Check the yard for drainage after rain. If you're inspecting on a dry day, look for pooling marks, uneven ground, or areas where the grass is patchy or discoloured. Downpipes should direct water away from the house, not toward the foundation. Gutters that sag or overflow suggest poor maintenance and potential water damage inside the roof space.

Electrical and Plumbing Red Flags

Older switchboards with ceramic fuses instead of circuit breakers often mean the wiring hasn't been updated in decades. That's not always a deal-breaker, but it's an expense you'll need to budget for, typically between $2,500 and $4,000 depending on the size of the house. Ask when the hot water system was last replaced and check for rust or leaks around the base of the unit.

Inside, turn on taps and watch the water pressure. Low pressure can point to corroded pipes, particularly in homes built before the 1980s. Check under sinks for moisture or staining. In the bathroom, press the floor near the shower or bath. Any flex or soft spots suggest water damage to the subfloor, which becomes expensive once you start pulling up tiles.

Roof and Ceiling Space

A roof in poor condition will cost you quickly. From the ground, look for sagging ridgelines, missing or broken tiles, or rusted sections on a metal roof. If you can access the ceiling space during the inspection, take a torch and look for light coming through gaps, water stains on the timbers, or inadequate insulation. Echuca's summer heat makes ceiling insulation more than a comfort issue, it affects your cooling costs for as long as you own the property.

Many older homes around town still have original roofing, and a full replacement on a standard three-bedroom house runs between $10,000 and $18,000 depending on the material. If the roof needs work and you're buying with a low deposit under the Australian Government 5% Deposit Scheme, lenders may ask for confirmation that the property is habitable and weather-tight before settling. That can mean negotiating repairs with the seller or adjusting your offer.

Heating, Cooling, and Ventilation

Check whether the property has ducted heating or cooling, and if so, ask when it was last serviced. Systems that haven't been maintained may need repairs or replacement shortly after you move in. Split systems are common in regional homes, but if the outdoor unit is rusted or the indoor unit drips or smells, factor in replacement costs of around $1,500 to $2,500 per unit.

Ventilation matters in older homes where rooms can feel damp or stuffy. Look for exhaust fans in the bathroom and kitchen. Homes without adequate ventilation tend to develop mould, particularly in roof spaces and around windows, and that becomes both a health issue and a maintenance cost.

Pest Inspections Are Not Optional

Termites are active across the region, and a property that looks sound on the surface can have concealed damage in the subfloor or wall frames. Most lenders require a pest inspection as part of the first home buyer loan application, particularly if you're borrowing at a high loan-to-value ratio. The inspection costs between $300 and $500 depending on the size of the property, but it's a small price compared to the cost of treating an active infestation or repairing structural timber.

If the pest report shows evidence of previous termite activity, ask whether treatment was carried out and request documentation. If there's current activity, you'll need a quote for treatment and repair before the lender will settle. In some cases, that's enough to walk away or renegotiate.

Fences, Sheds, and Outbuildings

Boundary fences are a shared responsibility in Victoria, but if the fence is collapsing or missing, you may need to cover the cost of replacement or contribute to a new one soon after moving in. A standard colourbond fence runs around $100 to $150 per metre depending on height and ground conditions.

Sheds and outbuildings add value if they're in solid condition, but they become a liability if the roof is rusted through or the slab has cracked. Check whether the shed has power connected and whether the structure is level. A shed that's leaning or has gaps in the walls will cost money to repair or replace, and it's worth considering whether that expense fits within your budget once you've covered your deposit, conveyancing, and settlement costs.

What the Agent Won't Volunteer

Agents are there to sell the property, not to point out faults. If you ask direct questions, they're required to answer honestly, but they won't offer problems without prompting. Ask about any building work done on the property and whether permits were obtained. Unpermitted extensions, decks, or carports can create issues with council and affect resale or insurance down the line.

Ask why the owner is selling and how long the property has been on the market. If it's been listed for months, that's often a signal that other buyers have walked away after inspections or that the price is above what the market will pay. You're not obliged to make an offer just because you've attended the inspection, and in our experience, buyers who take the time to ask uncomfortable questions end up in a stronger position when it comes to negotiating price or conditions.

Bringing Someone With You

If you're not confident spotting structural or maintenance issues, bring someone who is. That might be a family member who works in the building trade, or it might mean paying for a pre-purchase building inspection before you make an offer. The inspection typically costs between $400 and $600 and gives you a written report on the property's condition, including major defects, minor faults, and safety concerns.

Some buyers skip the inspection to save money, particularly if they're stretching to cover their deposit and first home buyer concessions. That's understandable, but it's also one of the most common reasons buyers end up over-budget within the first year of ownership. A building inspection protects your deposit and gives you bargaining power if the report uncovers issues the agent didn't disclose.

Call one of our team or book an appointment at a time that works for you. We work with first home buyers around Echuca and can talk through how property condition affects your borrowing capacity, what lenders look for in a valuation, and how to structure your finance so that you're not left short when settlement costs and repairs stack up.

Frequently Asked Questions