Look, I get it. You’re buying a property in Brisbane and you’ve scheduled that building and pest inspection. Now you’re sitting there wondering… *how long is this thing gonna take?*

Here’s the straight answer: **most building and pest inspections take between 1.5 to 3 hours**. But honestly? It depends.

## What Actually Affects The Time?

The size of your place matters. Obviously.

A tiny apartment? We’re talking maybe 90 minutes. A massive 5-bedroom house with a pool, shed, and that suspicious-looking retaining wall? Yeah, that’s pushing 3 hours, maybe more.

**Here’s what slows things down:**
– Multiple levels (those stairs add time)
– Roof spaces that are actually accessible
– Subfloor areas we can crawl into
– Outbuildings and sheds
– Pool areas
– That concerning crack you mentioned on the phone

## The Two-Part Dance

See, it’s not just one inspection. It’s actually two.

First, there’s the **building inspection**. The inspector’s checking:
– Every room, inside and out
– The roof (if they can access it safely)
– Under the house
– Plumbing that’s visible
– Electrical stuff they can see
– Windows, doors, walls… everything

Then there’s the **pest inspection**. This is where we hunt for:
– Termites (the big worry in Brisbane)
– Borers
– Other timber pests
– Evidence of past infestations

Both parts happen during the same visit. But they’re separate processes.

## What If It Takes Longer?

Sometimes inspections run over. And honestly? That’s not always bad news.

If your inspector is taking their sweet time, they might’ve found something worth investigating. Better they spend an extra 30 minutes now than you discover a termite party in your walls later.

**Things that extend inspection time:**
– Heavy furniture blocking access
– Locked areas (make sure everything’s open!)
– Rain (roof inspections get tricky)
– Chatty neighbors (happens more than you’d think)

## The Apartment vs House Thing

**Apartments** are quicker. Usually 1.5 to 2 hours. Less ground to cover, no roof access usually, minimal pest concerns.

**Houses** take longer. Standard 3-bedroom place? About 2 to 2.5 hours. Queenslander with all those fancy bits underneath? Add another 30 minutes.

## Can You Speed It Up?

Not really. And you wouldn’t want to.

A rushed inspection is a bad inspection. These guys are literally crawling through your potential home’s guts. Let them work.

What you *can* do:
– Make sure all areas are accessible
– Turn on all the lights
– Have keys ready for locked areas
– Move cars from the garage

## The Report Wait

The inspection might take 2 hours, but when do you get the report?

Most inspectors (the good ones anyway) get you the report same day. By dinner time, you’ll have a full breakdown with photos of everything they found.

## Commercial Properties Are Different

Commercial inspections? Whole different beast. Could be 3 hours, could be all day. Depends on:
– Size of the building
– Type of business
– Compliance requirements
– How many tenancies

Don’t try to squeeze a commercial inspection into a lunch break. Not happening.

## What About Re-inspections?

Sometimes you need a second look. Maybe the seller fixed some issues. Maybe you want specific areas checked again.

Re-inspections are usually quicker – maybe an hour. They’re targeting specific problems, not doing the whole dance again.

## The Bottom Line

**Plan for 2.5 hours**. That’s the sweet spot for most Brisbane properties.

Yes, your mate’s inspection only took an hour. Maybe they got lucky. Maybe their inspector cut corners. Don’t risk it.

And remember – these inspections happen 7 days a week now. Early morning, late evening, weekends. Work with your inspector to find a time that suits.

Because at the end of the day? Those 2-3 hours could save you from buying a termite buffet disguised as a house. Worth it, yeah?