What does a pest inspection actually check for?

The short answer

A pest inspection in Adelaide is technically called a "timber pest inspection" and follows the Australian Standard AS 4349.3. It is a visual, non-invasive inspection of the property looking specifically for:

• Active and past subterranean termite activity
• Borer infestation
• Fungal decay (wet rot, dry rot, white rot)
• Conducive conditions that make any of the above more likely

It does not cover general pests like cockroaches, rats, or ants (those fall under "pest control"). It is specifically about wood-destroying organisms and the conditions that support them.

The report you receive is a written PDF with photos, defect categorisation, recommendations, and a clear statement of what was inspected and, importantly, what was not.

The four wood-destroying pests

AS 4349.3 defines "timber pests" as wood-destroying organisms that can damage the structural and decorative timbers of a building. There are four categories.

Subterranean termites

The big one in Adelaide. Subterranean termites live in soil-based nests and travel through tunnels to reach timber. The dominant pest species in Greater Adelaide is Coptotermes acinaciformis; you may also see Schedorhinotermes, Heterotermes, and Nasutitermes depending on suburb.

Inspectors look for:

• Mud tubes on foundations, walls, slab edges
• Mudding around plumbing penetrations
• Hollow-sounding timber when tapped
• Frass (droppings) which often indicates drywood termites if it appears as small pellets
• Active termite leads or workings in subfloors and roof voids
• Past activity: damaged timbers, repaired areas, prior treatment evidence
• Conducive moisture conditions (above 20% timber moisture content)

Borer

Wood-boring beetles whose larvae tunnel through timber. The relevant species in Adelaide:

• Lyctus brunneus (powder post beetle): attacks hardwoods, especially seasoned eucalypt
• Anobium punctatum (common furniture beetle): attacks softwoods including pine framing
• Calymmaderus incisus (Queensland pine beetle): an emerging concern in northern SA
• Hylotrupes bajulus (European house borer): LIFE concern; quarantined in WA, present awareness check in SA

Inspectors look for exit holes, frass below timber surfaces, and gallery patterns that indicate active vs. dormant infestation.

Fungal decay

Wood decays when timber moisture stays above 20% for extended periods. The three categories:

• Wet rot: typical in subfloors and around water-damaged areas; needs sustained high moisture.
• Dry rot: misleadingly named; still needs moisture, but creates a brittle, cubical breakdown of timber.
• White rot and brown rot: different fungal species, similar visible patterns.

Inspectors look for spongy or crumbly timber, surface fruiting bodies, characteristic discolouration, and the moisture sources that enabled the decay.

Conducive conditions

Not pests themselves, but conditions that make pest activity more likely. AS 4349.3 specifically requires inspectors to report on these.

• Timber-to-soil contact at any point
• Garden bed mulch bridging the slab edge
• Blocked or missing subfloor weep holes
• Inadequate subfloor ventilation
• Leaking taps, pipes, or plumbing penetrations
• Water staining indicating prior or ongoing ingress
• Trees, stumps, dead wood within 50 m of the structure
• Untreated timber in contact with the ground (sleepers, garden steps)

The areas a pest inspector covers

AS 4349.3 sets the scope as "the building and all timber elements within 30 metres of the building, but inside the property boundary, and trees within 50 metres". In practice, that means the following areas.

External walk-around

• All exterior walls
• Weep holes, slab edges, brick veneer cavities
• Eaves, fascia, soffit linings
• Gutters and downpipes (visual, from ground level)
• External cladding (timber, fibro, brick)
• Wall flashings and penetrations

Roof void

• All accessible framing (rafters, battens, trusses)
• Ceiling timbers and sarking
• Plumbing and electrical penetrations
• Water staining or damp patches
• Sub-trusses and supplementary framing

Subfloor (where accessible)

• Bearers, joists, stumps
• Ground conditions, moisture, ventilation
• Vapour barriers (if installed)
• Brick or pier supports
• Wall plate framing
• Any timber elements in contact with soil

Internal

• Skirtings, architraves, door frames, window reveals
• Wet area surrounds: shower, bath, basin, kitchen, laundry
• Built-in cabinetry (where accessible)
• Internal stairs and balustrades
• Suspended floors and exposed beams

Outbuildings and grounds

• Garages, sheds, granny flats, carports
• Decks, pergolas, gazebos
• Fences, sleepers, retaining walls (within property boundary)
• Mature trees, dead wood, stumps within 50 m
• Garden beds within 1 m of the structure

What a pest inspection does NOT cover

A standard AS 4349.3 inspection has clear exclusions. Understanding what is not covered avoids unrealistic expectations of the report.

Invasive inspection

AS 4349.3 is a visual, non-invasive inspection. The inspector does not:

• Lift carpets, vinyl, or floor finishes
• Move furniture, appliances, or stored goods
• Open up cavities, walls, ceilings, or floors
• Drill into any timber or surface
• Take soil samples
• Use moisture meters as a primary inspection tool (some use them on suspect timber as a secondary check)

For deeper investigation, the inspector will recommend an invasive timber pest inspection, which is a separate engagement.

Inaccessible areas

Areas the inspector cannot safely reach are flagged in the report as "limited access" or "inaccessible". These commonly include:

• Subfloors with less than 400 mm clearance
• Roof voids with no manhole or fragile ceilings
• Built-in furniture areas
• Behind heavy storage or appliances
• Areas blocked by stored goods

The report will recommend further inspection of these areas if needed.

Other pests

A standard pest inspection does not cover:

• Cockroaches, ants, spiders, fleas
• Rodents (rats, mice)
• Wasps, bees (some inspectors will note nests as a courtesy)
• Possums and other vertebrate pests
• Bedbugs
• Stored product pests

These fall under general pest control, which is a separate service from a timber pest inspection.

Non-pest defects

A pest inspection does not check for:

• Structural defects (covered by AS 4349.1 building inspection)
• Electrical or plumbing condition (covered by AS 4349.1 if combined)
• Asbestos identification (asbestos may be flagged for specialist follow-up)
• Mould (some inspectors will note visible mould, but it is not formally inspected)
• Lead paint, lead pipes, or other contaminants
• Compliance with the National Construction Code

Many Adelaide buyers commission a combined "building and pest" inspection that covers both AS 4349.1 and AS 4349.3 in one visit. That gives the broader scope. A standalone pest report is narrower.

What the report will say

A standard AS 4349.3 pest inspection report runs 12 to 25 pages, depending on findings. It will contain:

Identification and disclaimers

• Inspector name, licence, insurance
• Property address, inspection date, weather conditions
• Standards inspected against (AS 4349.3, AS 3660 where relevant)
• Scope and limitations of the inspection
• Areas inspected and areas with limited access

Findings

• Active termite activity (if found): location, species, photos
• Past termite activity: location, treatments observed, photos
• Borer activity: location, species, photos
• Fungal decay: location, type, severity, photos
• Conducive conditions: location, description, recommended remediation

Recommendations

• Recommended next inspection date
• Recommended further investigation areas
• Recommended remediation actions (the report does not quote on remediation)
• AS 3660 compliance notes where relevant
• Risk profile for the property

Photos

A good report has plenty of photos with location captions. Photos of active termite mudding, of fungal decay, of the subfloor and roof void, and of any conducive conditions.

How to read your report

Three things to look for when the report arrives.

Read the limitations section first

The "scope" or "limitations" section at the front tells you what the inspector could and could not access. If a critical area (e.g. the full subfloor, the roof void above the main bedroom) was inaccessible, the rest of the report has caveats.

Look for "Major Defect" and "Major Pest" wording

The report categorises findings. "Major" findings are the ones you act on. "Minor" findings are typically maintenance items. Look for major findings first, then read minor findings as a maintenance to-do.

Note any "further investigation recommended"

If the inspector recommends further investigation (invasive inspection of a wall cavity, structural engineer follow-up, asbestos identification), that is not a failure of the inspection. It is the inspector flagging where a non-invasive visual check has reached its limit. Commission the follow-up.

What to do if termites are found

If the report flags active termite activity, the order of operations is:

1. Do not disturb the activity. Termites in active workings are easier to treat than termites that have been disturbed and gone into hiding.
2. Read the report. Note the location, the species (if identified), and the recommended treatment category.
3. Engage a licensed pest control technician. The inspector typically does not treat (it would be a conflict of interest under AS 4349.3). Compare two or three treatment quotes.
4. Document the treatment. Keep the treatment report. It becomes part of your warranty documentation and your next pest inspection record.
5. Plan re-inspection. Six months after treatment is the standard re-inspection cadence to confirm no new activity.

Caught early, most Adelaide termite issues are remediable for $1,500 to $4,500. Caught after years of damage, the same property can run into the tens of thousands.

Bottom line

A pest inspection in Adelaide is an AS 4349.3 visual, non-invasive inspection of timber pests and conducive conditions. It covers termites, borer, fungal decay, and the conditions that support them. It does not cover general pests, structural defects, or invasive sampling.

The report tells you the condition of the property on the day of inspection, with photos, defect categorisation, and recommendations. Use it as a foundation for your next decision: buy, renegotiate, remediate, or pass.