A building and pest (B&P) inspection condition is one of the most common conditions attached to a residential offer in Queensland. Understanding how it works matters whether you're selling with an agent or managing the process yourself.
What a B&P condition actually is
When a buyer submits an offer "subject to building and pest," they're asking for a window of time (commonly 7–14 days from contract signing) to have a licensed inspector assess the property's structural condition and check for termite or pest activity, before their purchase becomes unconditional. If the report reveals a significant issue, the buyer typically has the right to negotiate a price reduction, request repairs, or in some cases withdraw from the contract.
Who arranges the inspection
The buyer engages and pays for the building and pest inspector — this is standard regardless of whether the seller used an agent or sold privately. The seller's role is to provide reasonable access to the property for the inspection to take place within the agreed condition period.
What sellers should do before listing
Some sellers choose to commission their own pre-sale building and pest report before the property even goes to market. This can surface issues early (so they can be disclosed or addressed upfront) and can reduce the chance of a buyer's report derailing negotiations late in the process — though it isn't a legal requirement.
Managing access without an agent
If you're managing your own inspections, coordinate directly with the buyer's inspector on timing, and be upfront about property access (keys, alarm codes, pets). Sellers using a licensed inspection-panel agent for buyer walkthroughs can extend the same arrangement to a B&P inspector's visit if they'd rather not attend in person themselves.
If the report raises an issue
Most B&P conditions give the buyer a defined window to raise concerns in writing. From there, it's a negotiation like any other — a price adjustment, an agreed repair, or in some cases the buyer exercising their right to terminate under the condition. None of this requires a real estate agent to facilitate; it's a conversation between seller and buyer (often via their respective conveyancers once the matter is more than a minor adjustment).
Finding a licensed inspector
Building and pest inspectors must be licensed in Queensland. A quick search for licensed inspectors in your specific suburb, sorted by review rating, is generally the most transparent way to find a reputable local operator — rather than relying on a single recommended provider who may not actually service your area.