Home · Services · Pre-purchase inspection
A building inspector checks the roof, the stumps, and the termites. They don't open the switchboard. I do. Almost no one in Sydney offers this as a stand-alone service — and it's the one room of the house that can cost you $15,000 in year one if you get it wrong.
What gets checked
Building inspectors are generalists. I'm a licensed sparky. Here's what I actually look at.
Age, type, brand, labelling. Ceramic fuses still present? Asbestos backing board (common pre-1985)? RCD coverage on every final subcircuit, or only some? Board full or room for expansion? This one component alone swings a $1,500–$3,500 decision.
Roof space and subfloor where accessible. Old rubber or cotton-insulated cable (pre-1960s — will need rewiring). Aluminium wiring (notorious for loose connections, fire risk). Joint boxes in the wrong places. Rodent damage. DIY butchery.
Random sample around the house. Loose faceplates, cracked GPOs, backstabbed connections, missing earth pins on old points. Bathroom and kitchen GPOs within splash distance of water. Outdoor points without weatherproofing.
Main switch condition, meter type (smart vs old mechanical), service fuse, neutral link, earthing. Single or three-phase supply. Incoming cable condition. Whether there's capacity for solar, EV charging, a heat pump, or ducted aircon.
I note anything that breaches AS/NZS 3000 or smoke alarm regs. DIY renos without a CCEW. Solar installs that look sketchy. Hot water, oven, or aircon circuits that aren't sized right. These are the items your insurer cares about if something goes wrong later.
The report
Two ways this runs — pick based on whether you're negotiating.
I walk you through what I found, photos on the phone, rough repair costs if you proceed. Good if you just want to know what you're walking into — or you've already decided and you're pricing future works.
From $320. Takes 45–90 minutes on-site.
Structured document with photos, defects categorised by urgency (safety / compliance / cosmetic), and estimated repair costs. Delivered within 48 hours. Your conveyancer can forward it straight to the vendor's agent during negotiation.
+$120 for the written version.
Real case: a customer asked me to inspect a Georges Hall place he was about to exchange on. Ceramic fuses, no RCDs, asbestos backing, and a rusted meter box with the main fuse hanging loose. My report showed ~$8k of urgent electrical work. He re-negotiated and came off the contract by $40,000. The inspection cost him $440 including the written report.
What it costs
Unit or small apartment: $320. Small home (1–2 bed): $400. Standard 3-bed home: $500. Large or pre-1980 home: $600. Add $120 for a written report if you want it for negotiation or insurance.
If you buy the place and come back to me for the work, I'll knock the inspection fee off the first job. Build a quote and you'll see the exact number for your property size.
60 seconds · access arranged via the agent
Pre-purchase inspection FAQ
Switchboard (type, RCD coverage, asbestos), a sample of GPOs and switches, visible wiring in the roof and subfloor where accessible, meter box and incoming supply, smoke alarm check, and compliance flags. Verbal summary on the day, written report if you want it.
Unit: 45–60 min. Standard 3-bed home: 60–90 min. Large or pre-1980: up to 2 hours. I work around the agent's access window. You're welcome to come but you don't need to.
If I find ceramic fuses, no RCDs, and aluminium wiring in a place you thought was move-in ready, that's $8,000–$15,000 of near-term work. One recent client saved $40k on a contract after my report flagged an urgent rewire. $320 to know before you sign is cheap.
That's half the point. The written report is structured so your conveyancer can forward it to the vendor's agent. Defects, compliance issues, and cost estimates — in writing from a licensed electrician. Vendors push back less when the numbers aren't just your opinion.
After you buy
The #1 thing I flag on inspections. Old ceramic boards need replacing — typically $1,500–$3,500.
See pricing →If your new place has no RCDs, that's $260 per circuit. Priority one.
See pricing →Inspection picked up intermittent faults? I'll trace and fix them.
See pricing →Inspecting properties across Parramatta, Penrith, Blacktown, Liverpool, Chatswood and the rest of Sydney Metro.