Inspecting from a distance and using people on the ground

Strategies for verifying property condition when you cannot attend an inspection in person.

The Limits of Virtual Tours

While many agents offer 3D virtual tours and video walkthroughs, these are marketing tools designed to highlight the best features of a property. They often omit negative aspects such as dampness, unpleasant smells, or noisy neighbours. As a remote buyer, you must be critical of what is not shown. Ask the agent to film a live walkthrough via video call, which allows you to direct the camera to specific areas like the inside of cupboards, the ceiling for signs of leaks, or the condition of the fuse box. This live interaction is much harder to curate than a pre recorded video.

When viewing a property via video, pay attention to the surrounding noises. Ask the person filming to stand quietly for a minute so you can hear road noise or aircraft. Ask them to open and close windows to check for ease of movement and seal quality. You should also request photos of the underside of the floor if there is a crawl space, or the roof cavity if possible. These areas are where major structural or pest issues often hide. A remote inspection is a supplement to, not a replacement for, professional due diligence conducted by someone physically present.

Engaging a Buyer's Advocate

A buyer's advocate is a professional who represents the purchaser rather than the seller. For someone relocating to Victoria, they can be your eyes and ears on the ground. They can attend inspections, provide unbiased feedback on the property's condition, and evaluate the local area. They often have access to off market listings that are not advertised on major websites. A good advocate will tell you why you should not buy a property, which is just as valuable as finding the right one. They can also handle the negotiation process, which is difficult to do effectively from another time zone.

When choosing a buyer's advocate, ensure they are fully licensed in Victoria and have a deep understanding of the specific suburbs you are interested in. Ask about their fee structure, as some charge a flat fee while others take a percentage of the purchase price. A local advocate will know which streets are prone to traffic congestion and which pockets of a suburb are most desirable. Their presence at an auction can also level the playing field if you are unable to attend yourself. They provide a layer of professional distance that can prevent emotional overspending.

Using Friends and Family

If you have friends or family in Victoria, you might be tempted to ask them to inspect properties for you. While this can be helpful, it is important to remember that they may not have the technical knowledge to spot structural issues or understand the nuances of the local market. Give them a specific checklist of things to look for, such as water pressure, the condition of the fencing, and the proximity to commercial properties. Their feedback should be treated as a subjective opinion rather than a professional assessment. They are best used for gauging the general feel of a home.

Regardless of who looks at the property, you should always commission a professional building and pest inspection. A qualified inspector will provide a detailed report on the structural integrity of the building and the presence of any wood destroying insects. In Victoria, these reports are usually paid for by the buyer. Some sellers may provide a report as part of the sales pack, but it is often safer to get your own independent assessment. Ensure the inspector is registered with the Victorian Building Authority. This report is your primary insurance against buying a property with significant hidden defects.

• Request live video walkthroughs
• Engage a licensed Victorian buyer's advocate
• Use a detailed inspection checklist
• Commission independent building and pest reports
• Check the Victorian Building Authority register