Organising termite inspections for a body corporate property involves more than choosing a date. Committees need to know which buildings and areas will be inspected, whether individual lots are included, how access will be arranged and what to do with the findings.
For owners, the main concern is often whether the inspection organised by the body corporate includes their unit or townhouse.
This guide explains how to plan termite inspections for unit complexes, townhouse developments and apartment buildings, including high rises, across Brisbane and surrounds.
Does a body corporate termite inspection cover every unit?
Only if those units are included in the booking and the inspector can access them.
A common property inspection does not automatically include the interior of every apartment or townhouse. Likewise, inspecting one unit does not establish the condition of neighbouring units or shared building areas.
Before booking, ask for a written description of the areas included. It should distinguish between common property, participating individual lots and any exclusions.
For example, if a complex has 20 lots but only 12 are booked and accessible, the reports should identify those 12 lots. The committee should not describe the visit as an inspection of every unit in the complex.
Who is responsible for termite inspections in a Queensland body corporate?
Queensland Government guidance says the body corporate is generally responsible for pest inspection, prevention and treatment on common property. Lot owners are responsible for pest inspections and treatments needed within their lots. Queensland Government pest control guidance.
However, termite issues can also involve structural elements and maintenance obligations. In a building format plan, the body corporate may be responsible for certain structural components even where they are within a lot. Queensland Government building format plan guidance.
This means responsibility should not be decided solely by where someone first notices termites. The registered survey plan, relevant scheme documents and affected building elements may need to be considered.
It helps to separate three questions:
- Who needs to arrange the inspection?
- Who is responsible for any treatment?
- Who is responsible for repairing affected building components?
These may require different decisions. An inspector’s findings help identify the physical problem, but do not resolve a dispute about legal responsibility.
Who pays for common property and individual lot inspections?
The quotation and booking instructions should identify who will be invoiced for each part of the work.
Pest Termite Defence can work with body corporate arrangements for authorised inspections, or coordinate common property inspections alongside individual owners who choose to book and pay for their own lots.
Where a body corporate supplies an optional service to owners or occupiers, Queensland guidance requires an agreement with those participating. A general meeting resolution alone is not sufficient. Queensland Government guidance on supplying services.
Confirm the scheme’s approval and payment arrangements before booking. Sending an invoice to the body corporate does not, by itself, determine who is legally responsible for the cost.
What does a body corporate termite inspection include?
The inspection should look for evidence of termite activity, visible damage and conditions that may increase risk within the areas covered by the booking.
Depending on the property and safe access, areas for inspection may include:
- Building exteriors and accessible perimeter areas.
- Accessible interiors of participating units or townhouses.
- Roof spaces and subfloor areas.
- Garages, storage areas and shared building spaces.
- Common timber structures, fences and landscaping timbers.
- Relevant garden areas and locations where activity has previously been reported.
Not every property has all these features, and not every space can be accessed safely. The quotation and report should make those distinctions clear.
Before the inspection, provide previous reports, treatment records and details of known termite activity. Tell the inspector about renovations, leaks or building work since the last inspection.
What tools are used during an inspection?
At Pest Termite Defence, inspections may include moisture testing, timber sounding and thermal imaging where appropriate, alongside the visual assessment.
These methods assist the inspection. They do not remove its limitations.
Thermal imaging shows surface temperature patterns. It does not provide a view through a wall or establish that every concealed space is free of termites. An unusual reading may need further investigation rather than an immediate conclusion. FLIR’s explanation of thermal imaging and insect detection.
Ask what methods are suitable for your property and how any uncertain findings will be investigated.
What can an inspection tell us about concealed areas?
A routine visual inspection is limited by what the inspector can access and assess. Wall linings, built-in cabinetry, stored belongings, locked rooms and inaccessible roof or subfloor spaces can restrict the inspection.
Opening walls, lifting fixed materials or undertaking other invasive investigation is separate work that needs to be discussed and authorised.
No evidence of termites in the inspected areas does not mean that termites are absent from every concealed or inaccessible part of the property.
The report should explain these limitations and identify any recommended further investigation. Read this section as carefully as the findings.
How often should body corporate termite inspections be arranged?
QBCC recommends having a licensed pest controller inspect and report on a property annually, or more frequently in high hazard areas. This is inspection guidance, rather than a universal statement that every body corporate has the same statutory annual inspection requirement. QBCC termite protection guidance.
The recommended interval for your property should also consider previous activity, inspection findings, access limitations and any existing termite management system.
Keep the recommended inspection date in the maintenance calendar. If someone reports suspected termites between inspections, arrange an assessment rather than waiting for the scheduled visit.
Do apartment buildings and high rises need termite inspections?
Building height or a concrete structure should not be used as the sole reason to dismiss termite risk. Termite resistant construction materials do not necessarily prevent termites from entering a building. Logan City Council termite guidance.
The inspection approach should reflect the actual construction, timber components, site conditions and history.
For a high rise, this also means planning access to relevant common areas and participating apartments. Confirm who can provide keys or access cards, whether building management must attend and which service areas can be safely entered.
For townhouse complexes, confirm which buildings, garages, private courtyards and shared areas are included. A single instruction to “inspect the complex” can leave too much open to interpretation.
Does an existing termite system replace regular inspections?
No. An existing system should be considered alongside ongoing inspections and its own maintenance requirements.
Find the termite management notice and retain installation and service records. These help identify the system, installation date and inspection or maintenance recommendations.
QBCC also warns that renovations and landscaping can affect a termite management system. Tell the inspector about new paving, garden beds, extensions or similar changes. QBCC guidance on maintaining termite protection.
Do not assume that a visit to service bait stations includes an inspection of all buildings and individual lots. Confirm exactly what each service covers.
How should committees organise resident access?
Start with a list of the areas and lots booked for inspection. Nominate one person to coordinate access and communicate changes.
Pest Termite Defence usually supplies a notice for the body corporate to circulate, or works with the body corporate’s own arrangements.
Residents should receive clear information about:
- The inspection date and expected attendance arrangements.
- Whether their lot is included.
- How access will be provided.
- Which areas need to be accessible.
- Any preparation instructions.
- Who to contact if they cannot provide access.
Where lots are rented, coordinate with the relevant owner or property manager so the appropriate entry arrangements are made. Circulating an inspection notice is not a substitute for confirming the applicable access requirements.
Residents should follow preparation instructions and tell the inspector about suspected activity or previous damage. They should not climb into roof spaces or disturb suspected termites to prepare for the visit.
What happens if a unit or common area cannot be accessed?
The report should record the area that was not inspected and the reason.
The committee or owner can then arrange access and obtain advice about a return visit. Confirm whether that visit attracts an additional charge.
A useful record distinguishes between an area that was inspected with no evidence found and an area that could not be inspected. Those are different outcomes.
For example, a locked storage room should remain an outstanding item until access is arranged or the committee has considered the inspector’s recommendation.
What should the termite inspection report contain?
A useful report should help the reader understand:
- Which property, buildings and areas were inspected.
- Whether termite activity or visible damage was found.
- Where relevant findings were located.
- Which conditions need attention.
- What could not be inspected.
- What further assessment, treatment or maintenance is recommended.
- When the next inspection is recommended.
At Pest Termite Defence, each individual lot inspected receives a separate report. Confirm who should receive the common property report and the individual lot reports before the inspection.
A termite report is not a structural engineering assessment. Where damage raises concerns about the condition of a building component, advice from an appropriately qualified building professional may also be needed.
What should the committee do after receiving the reports?
Set aside time to review the findings rather than simply filing the reports.
A simple action register can help:
| Report finding | Practical next step |
|---|---|
| Termite activity identified | Contact the inspector promptly about assessment and treatment recommendations. |
| An area could not be inspected | Arrange access and clarify whether a return visit is needed. |
| Moisture or maintenance concerns | Refer the recommendation to the appropriate person or contractor. |
| Further investigation recommended | Clarify the work, access, approval and quotation required. |
| No activity identified in inspected areas | Retain the report, address recommendations and record the next inspection date. |
Nominate who will follow up each item and record when it has been completed. This gives future committees and managers a clear history of what was found and what action followed.
What should an owner do if they find suspected termites?
Avoid disturbing the insects, mud workings or affected material. Arrange prompt advice from a qualified termite professional. Queensland Government guidance recommends leaving termite activity undisturbed while seeking assistance. Queensland Government termite guidance.
Record the location and take a photograph if this can be done without disturbing the area. Notify the body corporate manager or committee where shared areas or building elements may be involved. Tenants should also notify their property manager or landlord.
An inspection and a treatment are separate services. If treatment is recommended, ask for a written proposal explaining the method, areas covered, monitoring and return visits.
What affects the cost of a body corporate termite inspection?
The cost depends on the work required. Relevant details include the number and layout of buildings, participating lots, accessible roof and subfloor spaces, access coordination and reporting requirements.
To obtain a useful quotation, provide:
- The property address and approximate number of lots.
- The number of buildings or levels.
- Whether common property, individual lots or both are required.
- Previous reports and known termite history, where available.
- Access restrictions and preferred scheduling arrangements.
- Details of any existing termite management system.
When comparing quotations, check that they cover the same areas and reporting. A lower price may reflect a smaller inspection scope.
Arrange body corporate termite inspections in Brisbane
Pest Termite Defence provides termite inspections for body corporate properties across Brisbane and surrounds, including townhouse complexes, unit complexes and apartment buildings.
Mitchell Pryce personally carries out inspections and brings experience in body corporate management. We coordinate with managers, committees and owners, inspect accessible areas within the booking and provide clear reports, including a separate report for each inspected lot.
Visit our Body Corporate Termite Inspections page to learn about the service, or call 0447 590 962 to discuss your property and request a quotation.
For broader pest management planning, read our guide to pest control for body corporate properties.