• Ask if the vendor has a council building certificate and survey. These give only limited protection, but the survey will show if the building is properly within its boundaries.
• Look for obvious problems: cracks in floors and walls, silicone slapped around shower recesses, evidence that moisture has damaged finishes, rusting gutters and down pipes, shoddy workmanship, flaking or bubbled paint, poor drainage outside.
• Have a close look at the condition of the kitchen and bathrooms these are the most expensive rooms to renovate.
• Look under the kitchen sink for water damage to cupboards. Open all cupboard doors and turn on all taps and stove elements.
• Visit the property at different times of the day. Is there a noise problem from aircraft or traffic? Does the property get enough sunlight throughout the day?
• Check the sewerage diagram and make sure all the connections in the dwelling are on the diagram. If they're missing, they may be illegal additions.
• Ask the local council whether any developments are planned for the area such as factories, new roads or power lines. Is the area subject to bush fire, flood, erosion or landslip?
• Look at the certificate of title and deposited plan in the contract for any easements, restrictions, covenants or other encumbrances.
• Be wary of tasteless modifications. It costs to undo them as well as replace them.
  

The main problems of concern are structural problems, signs of land subsidence, illegal or poor quality building work and materials due for replacement like a roof or guttering system things that are expensive or sometimes impossible to fix.

Don't be too fazed by minor termite damage disclosed in a timber pest report. There are worse problems. Ask the inspector to estimate the cost of repairs.

When you do order that full inspection choose a company with plenty of experience and qualifications, such as a member of the Institute of Building Consultants, or get a recommendation from your solicitor.

It's an unregulated industry and anybody can call themselves a building inspector. On average it will cost about $250 for a building inspection and $150 for a timber pest report.

If the property is a home unit or townhouse, make an appointment with the body corporate manager to inspect the minutes of its meetings. This will incur a small fee but the minutes will usually reveal any structural or other building problems.