Mine is very similar to Margs post.
I have recently got a building and pest inspection carried out on a Brissie property a couple of weeks ago now, and was also taken aback from some of the comments mentioned in the report.
I witnessed the inspection and also asked any comments / queries I had, and the guys gave me a bit of a summary as well at the end of the inspection, which was good. All up gave me the conclusion that the property was in good nick.
However, when I received there paperwork (report) the next day, I was a bit surprised finding that both the building and pest report concluded that they are both highly conducive to timber pest attack and structural damage. Based on this assessment, I had to ring them back to figure out if they mixed up the paperwork with another property, as there written report was somewhat different to the oral report given to me on the day.
The inspectors are only 'protecting themselves' by putting these disclaimers in there. After ringing up and clarifying the reports, the inspector said that the reports come across quite 'pessimistic'. The reasoning for the 'high risk' was due to several reasons, but was added to the fact of the folllowing:
Building:
1. some areas of the ceiling were visually obstructed with insulation bats, so could not see entire truss
2. some areas of the roof cavity could not be accessed, due to the roof pitch and configuration
3. the furniture inside the house was not moved (obviously), so could not be investigated.
4. Any clothes / boxes, etc, was not moved to check behind / under
5. Carpet was laid, so couldn't see under this.
Pest
1. As there was no previous termite barrier or treament / management system in place, it was considered highly conducive to termite attack (even though there were no sign of termites on the property, and there were no mature trees on site).
In the end, you pay good money for this service, and would like to get some assurance 'in writing' that it is OK. Unfortunately, in this day and age, I guess we will always see such disclaimers in these types of assessment reports.
BTW, as Urban cowboy has mentioned these guys, I used Qld Building & Pest. I have since this first inspection a couple of weeks ago, used them again last week. (and would use them again) I think the most important thing to do is to try and be there during the inspection, so you can be breifed during the inspection.
Cheers,