Why I Helped Start a New Building Inspectors Association, And What It Means for You

There's a proposed change to the way building inspections work in Victoria. If it goes through, it could affect every buyer looking to purchase a property in this state. I want to explain what's happening, why it matters, and what I'm doing about it.

What's Being Proposed

The Victorian Government is considering a reform that would require the seller - not the buyer - to commission a building inspection report. That report would then be included in the Section 32 Vendor's Statement, which is the legal document you receive before you buy a property.

On the surface, that might sound like a good idea. A building report is included in the sale documents before you even ask for one. What's the problem?

The problem is who controls it.

Why This Matters If You're Buying a Property

Right now, when you're looking at buying a home, you choose your own inspector. You find someone you trust. You engage them directly. They work for you. Their report is written for you. If they find something serious, you can use that report to negotiate - or to walk away from the contract entirely.

Under the proposed change, the seller would choose the inspector. The report would be prepared under contract for the seller, not for you. You'd receive a report that was commissioned by the person trying to sell you the property.

That's a fundamental shift.

Here's what it could mean in practice:

You lose the right to choose your own inspector

The seller picks who inspects the property. You have no say in their qualifications, their thoroughness, or their experience.

The report isn't written for you

Under Australian Standard AS 4349.1, a pre-purchase inspection is carried out to provide advice to a prospective purchaser. The vendor plays no part in that process under the Standard. A vendor-commissioned report changes who the inspector is accountable to.

It could create a conflict of interest

The seller is paying for the report. The seller is choosing the inspector. Real estate agents may end up influencing which inspectors get the work. That's the opposite of independence.

Your legal protection could be affected

In Victoria, if a Registered Building Practitioner identifies a major structural defect, you can legally withdraw from the contract. But that protection works because you engaged the inspector independently. A vendor-controlled report changes the dynamic.

What We Are Doing About It

I've been in the building industry since 1985. I've been performing pre-purchase inspections since 2016. I've trained other inspectors nationally. And I've seen firsthand what happens when buyers don't get independent advice - they get stuck with problems that cost thousands to fix.

This proposed reform could put many small, independent building inspectors out of business. It could concentrate the work among a handful of large operators selected by real estate agents. And it could leave buyers with fewer choices, less independence, and less protection than they have right now.

That's why we started the Victorian Association of Home Inspectors (VAHI).

VAHI is an independent, member-led body representing professional pre-purchase building and timber pest inspectors across Victoria. We've been set up to advocate for fair regulation, protect the integrity of the inspection profession, and - most importantly - make sure consumers continue to have access to independent, professional advice.

VAHI has already prepared a formal submission to the Victorian Parliament outlining the unintended consequences of the proposed legislation, the risks to consumer protection, and practical alternative recommendations.

What Should You Do Right Now?

If you're buying a property in Victoria, the current system still works the way it should. You still get to choose your own inspector. You still get an independent report written for you. And if that report is issued by a Registered Building Practitioner and a major defect is found, you still have a legal exit from the contract.

My advice: use that right while it's still yours.

Book your own pre-purchase inspection. Choose an inspector based on their experience, qualifications, and registration - not because a real estate agent recommended them. Ask the questions that matter to you. Get a report that's written in your interest, not the seller's.

If you want to learn more about VAHI and what the proposed changes could mean, visit vahi.com.au.

And if you're looking at a property and want an independent inspection from a Registered Building Practitioner with 40 years of building experience, give me a call.

Andrew Muling The Building Inspection Doctor Registered Building Practitioner - DB-U 28872 Ph: 0425 725 497

Email: andrew@inspectiondoc.com.au

Andrew is a founding member of the Victorian Association of Home Inspectors (VAHI). He has been in the building industry since 1985 and has performed pre-purchase, new construction, dilapidation, and asbestos inspections since 2016. He services Melbourne and the Mornington Peninsula.