Buyer guide
The building and pest condition in a QLD contract, in plain English
Most Brisbane house contracts are signed subject to a satisfactory building and pest inspection. That condition gives you a window to inspect and, if the report is not satisfactory to you, to end the contract or negotiate. The key is the date.
How the condition works
In the standard REIQ residential contract, the building and pest condition only applies if an Inspection Date is written in. Your inspection needs to be done, and your decision made, before that date. If you are not satisfied with the report, you or your solicitor give notice to the seller by 5pm on the Inspection Date. Miss that deadline and the condition is treated as satisfied.
This is general information, not legal advice. Your conveyancer or solicitor should confirm how your contract works, especially for special conditions.
Book early in the window
The inspection period is often 7 to 14 days. Book the inspection as soon as the contract is signed, so you have time to read the report, call us with questions, get any specialist quotes, and talk to your solicitor before 5pm on the Inspection Date.
Cooling off is separate
Queensland's cooling off period for most residential sales is five business days. It is a separate right with its own rules and a small termination penalty, and it does not apply at auction. The building and pest condition can run longer than cooling off, depending on the date in your contract.
Buying at auction
Auction contracts in Queensland are unconditional. If you plan to bid, inspect before auction day, because you will not be able to rely on a building and pest condition after the hammer falls.
Seller disclosure
Since 1 August 2025, Queensland sellers must give buyers a disclosure statement and prescribed certificates before the contract is signed. It is useful, but it does not tell you about the physical condition of the home. That is what the inspection is for.
Questions people ask
What happens if I miss the 5pm deadline?
The condition is generally treated as satisfied, and you lose the right to terminate under it. Talk to your solicitor well before the deadline.
Can I negotiate the price after a bad report?
Often, yes. Many buyers use the report to ask for repairs or a price reduction before the Inspection Date. Your solicitor can advise on how to do this.