Top tips to inspect property as a first home buyer

A property inspection protects your deposit and uncovers defects that sellers are not required to disclose voluntarily.

Camberwell's housing stock ranges from Victorian-era terraces along Burke Road to contemporary townhouses in the Riviera precinct, each with distinct inspection priorities. A thorough property inspection before signing a contract or during a cooling-off period identifies structural problems, illegal modifications, and maintenance costs that affect your home loan application and long-term budget. Buyers who skip this step often face unexpected repair bills in the first year of ownership.

What to check during a property inspection

Examine the roof, foundations, plumbing, electrical systems, and pest evidence before assessing cosmetic features. Look for cracking in external brickwork, water stains on ceilings, uneven floors, and gaps around window frames. Check whether hot water systems, ducted heating, and cooling units are functional. Open and close every door and window to confirm they operate correctly. Run taps in bathrooms, the kitchen, and laundry to test water pressure and drainage. Turn on lights and power points to verify the electrical system works throughout the property.

Consider a buyer who attends an inspection for a renovated Edwardian in Camberwell. The updated kitchen and polished floorboards look appealing, but water stains on the ceiling near the bathroom suggest a roof leak or plumbing issue. The buyer requests a building and pest inspection before proceeding. The report confirms faulty roof flashing and termite damage in the rear deck, with repair quotes totalling $18,000. The buyer renegotiates the purchase price to reflect the cost of those repairs, protecting their budget and maintaining sufficient equity for lender approval.

Engage a licensed building and pest inspector

A licensed inspector provides a detailed written report on structural defects, safety hazards, and pest activity. The inspection typically costs between $400 and $700 depending on property size and age. The report identifies issues such as subsidence, rising damp, asbestos, electrical faults, and termite damage that are not visible during a casual walk-through. Most lenders accept a professional inspection report as part of your home loan application if significant defects are found and repairs are required before settlement.

Inspectors in Camberwell frequently encounter issues specific to older homes, including outdated wiring, deteriorating subfloor stumps, and slate roofs nearing the end of their lifespan. A report gives you leverage to negotiate repairs, request a price reduction, or withdraw from the contract if the defects are too costly. If you are using the Australian Government 5% Deposit Scheme or applying for Victorian stamp duty concessions, unexpected repair costs can reduce your deposit buffer and affect your ability to meet lender conditions.

Check council records and planning permits

Verify that renovations, extensions, and outbuildings have the required planning permits and building approvals. Contact the Boroondara City Council to request a property file search, which costs around $70 and shows all permits issued for the property. Unapproved work can delay settlement, trigger council enforcement action, or require costly rectification before your lender will proceed with the loan.

Renovations completed without permits are common in Camberwell, particularly rear extensions, second-storey additions, and garage conversions. If the seller completed work without approval, you may inherit the liability to rectify or remove the structure. Lenders may refuse to settle until council compliance is resolved, which can jeopardise your pre-approval timeline and result in lost deposits if you cannot meet contract deadlines.

Assess strata reports for townhouses and units

Request the owners corporation records, annual financial statements, and maintenance plans if you are purchasing a strata-titled property. Review the sinking fund balance, recent and planned capital works, and any unresolved disputes or special levies. Low sinking fund balances or upcoming major works such as roof replacement, facade repairs, or lift upgrades can result in significant out-of-pocket costs shortly after settlement.

Townhouses in developments near Camberwell Junction and along Toorak Road often share common walls, driveways, and landscaping. Strata reports reveal whether the owners corporation is well-managed and financially stable. If a special levy is planned or the building requires urgent repairs, factor those costs into your first home buyer budget before finalising your offer. Lenders may also reduce your borrowing capacity if they identify high ongoing body corporate fees or insufficient reserve funds in the strata records.

Attend multiple inspections at different times

Inspect the property more than once and at different times of day to assess noise, natural light, and traffic conditions. A property that appears quiet on a Saturday morning may be affected by peak-hour congestion on Burke Road or Riversdale Road during weekday commutes. Visit in the late afternoon to check sunlight in living areas and again in the evening to assess street lighting, privacy, and neighbourhood activity.

Camberwell's proximity to the Eastern Freeway and Canterbury Road means some streets experience higher traffic noise and pollution than others. A second inspection allows you to notice details you missed initially, such as drainage problems after rain, overlooking from neighbouring properties, or limited street parking. These factors affect liveability and resale value, both of which influence your long-term financial position and your lender's valuation of the property.

Review the Section 32 vendor's statement carefully

The Section 32 statement discloses easements, covenants, planning overlays, and any notices affecting the property. Read it thoroughly or have a conveyancer review it before signing the contract. The statement reveals whether the property is subject to a heritage overlay, neighbourhood character restrictions, or vegetation protection orders that limit future renovations or development.

Properties in Camberwell's heritage precincts, particularly around the railway station and in parts of Hartwell, are often subject to planning controls that restrict external alterations, demolition, and subdivision. If you plan to renovate or extend in the future, these restrictions affect feasibility and cost. A conveyancer can explain how overlays and covenants affect your intended use of the property and whether any disclosed issues may affect your lender's willingness to provide finance.

Confirm inclusions and exclusions in writing

Check which fixtures, fittings, and appliances are included in the sale. Light fittings, window furnishings, dishwashers, cooktops, and outdoor items such as letterboxes and garden sheds should be listed in the contract. If verbal promises are made during an inspection, request written confirmation as an addendum to the contract. Disputes over inclusions after settlement are difficult to resolve and can result in unexpected costs to replace items you expected to receive.

Sellers sometimes remove items such as built-in wardrobes, air conditioning units, or outdoor blinds between contract signing and settlement. A clear written record protects you from disputes and ensures you are not left with additional expenses immediately after moving in. If you have stretched your budget to meet deposit requirements using low deposit options such as the 5% Deposit Scheme, even small unexpected costs can create financial pressure in the months following settlement.

A thorough inspection process protects your deposit, informs your negotiation position, and ensures the property meets lender valuation and safety standards. Call one of our team or book an appointment at a time that works for you.

Frequently Asked Questions