Inspecting properties
When to obtain a specialist property inspection
Asbestos and electrical certificates in depth, plus a decision table covering structural, plumbing, surveying, pool and cladding specialists a building report alone won't cover.
Key points
- Homes built before the mid-1980s are highly likely to contain asbestos; homes built after 1990 are unlikely to.
- Only a licensed professional should remove loosely-bound asbestos.
- Victorian law requires a Certificate of Electrical Safety for all electrical installation work.
- A standard building and pest report doesn't cover structural, electrical, plumbing or asbestos assessment — each needs its own specialist.
Asbestos
Victorian homes built before the mid-1980s are highly likely to contain asbestos products, while homes built after 1990 are unlikely to (Department of Health (Victoria) / Better Health Channel, verified 29 Jul 2026). It is difficult to tell whether a material contains asbestos without a laboratory test — an untested material in an older property should be treated as though it does. Firmly bound asbestos is most commonly found in exterior fibre cement cladding, corrugated cement roofing, vinyl floor tiles, textured paint and flue pipes. A householder may legally remove some asbestos themselves, but guidance recommends only a licensed professional remove loosely-bound asbestos, and that anyone not confident handling material safely engage a licensed asbestos removalist (Department of Health (Victoria) / Better Health Channel, verified 29 Jul 2026).
Electrical safety
Victorian law requires a Certificate of Electrical Safety (COES) to be issued for all electrical installation work — a legal document an electrician issues recording the work performed (Energy Safe Victoria, verified 29 Jul 2026). For renovated or older properties, you can ask Energy Safe Victoria to search for COES records, and separately check whether the electrician who performed known work is a licensed, registered practitioner via Energy Safe Victoria's public register.
When a building and pest report isn't enough
A standard building and pest report is a non-invasive visual check against two Australian Standards — it isn't a structural, electrical, plumbing, asbestos or mould assessment, even though it may flag something that warrants one. Mould assessment in particular uses moisture detection and, where needed, air sampling — tools and expertise outside a standard report's scope. The table below maps common findings to the specialist who can actually assess them.
| Observation or report finding | Appropriate professional |
|---|---|
| Significant cracking or visible movement | Structural engineer |
| Suspected mould growth, persistent damp or musty odour | Qualified mould assessor or building biologist |
| Drainage, sewer or concealed plumbing concern | Licensed plumber or drainage specialist |
| Electrical installation concern | Licensed electrician |
| Gas appliance or installation concern | Licensed gasfitter |
| Possible asbestos-containing material | Asbestos assessor and accredited laboratory |
| Suspected termite activity or damage | Qualified timber-pest inspector |
| Boundary or encroachment concern | Licensed land surveyor |
| Pool or spa barrier | Registered pool inspector, building inspector or surveyor |
| Retaining-wall or soil concern | Structural or geotechnical engineer |
| Combustible cladding (multi-storey apartment) | Owners corporation, building professional and cladding specialist |
| Heritage character or development feasibility | Planner and property lawyer |
| Large or overhanging tree near structures | Qualified arborist |
Common mistake: assuming a property is asbestos-free because nothing was mentioned in a standard building and pest report — asbestos identification is a specialist assessment, not automatically part of a general building inspection.
Practical checklist
Deciding whether to escalate
- For a pre-1990 property, consider a dedicated asbestos assessment
- Ask for any available Certificates of Electrical Safety, or request an Energy Safe Victoria search
- Check the electrician's registration via Energy Safe Victoria's public register
- Follow the building inspector's own recommendations for further specialist investigation
Want this as a checklist for your own purchase? Start free in the Delora app
Questions for a professional
- Is this material confirmed asbestos-containing, and if so, firmly or loosely bound?
- Are Certificates of Electrical Safety available for any known electrical work?
Official resources
Important limitations: This is general education, not an asbestos, electrical or structural assessment of any specific property.
Sources and methodology
- Asbestos in the home — Department of Health (Victoria) / Better Health Channel (retrieved 29 Jul 2026, last checked 7 Aug 2026). Reuse terms: see the publisher's site
- About Certificates of Electrical Safety — Energy Safe Victoria (retrieved 29 Jul 2026). Licence: CC BY 4.0
Figures on this page are drawn from Delora's local knowledge graph, refreshed from these primary sources and checked for changes on a regular schedule. If a figure here looks out of date, the official source above is always the authority — please let us know.
Evidence record
For advice specific to your situation, talk to a licensed asbestos assessor, a licensed electrician or the relevant specialist.
Keep reading
- Reading a building and pest inspection report Previous in Inspect properties
- Apartments and common property Next in Inspect properties
- Recording evidence and questions to ask the agent Also in Inspect properties
- From inspection to due diligence Also in Inspect properties
- When to walk away after a property inspection Also in Inspect properties
- Complete due diligence Next step