VIC building permit inspection schedule: every mandatory stage explained

What it is

A VIC building permit issued under the Building Act 1993 (Vic) sets out the mandatory notification stages the builder must call in. The Relevant Building Surveyor (RBS) is the one who decides which stages apply, lists them on the permit, and then has to attend in person at each one before the next stage of work starts. TradeLens flags missing or out-of-sequence inspections as a high-risk compliance event because skipping a stage is the most common reason an occupancy permit gets blocked at the end of the job.

The Victorian Building Authority publishes the mandatory notification schedule in MI 01, and the prescribed stages cover the structural and life-safety checkpoints from footings through to final.

The mandatory stages in order

Pre-pour (footings and slab)

The first prescribed stage for a typical Class 1a dwelling is before pouring any in-situ reinforced concrete member. The RBS inspects the formwork, reo, set-down, termite barrier and any waffle pod layout against the engineer's design. Concrete cannot be poured until the inspection passes. If the inspector finds the steel chairs missing, bar size wrong or the slab dimensions out, the pour stops on the spot.

Frame

Once the timber or steel frame is up and braced, the builder calls the second stage. The RBS checks the structural frame against the stamped drawings: stud spacing, top and bottom plates, lintels, bracing units, tie-downs, roof truss layout and any LVL or steel beams. Engaged structural members like wall straps and hold-downs get particular attention. Plumbing rough-in is usually also visible, although that is signed off separately by a registered plumber under the plumbing regulations.

Lock-up

Some permits split lock-up from frame, some bundle them. Lock-up means external cladding, roof cover, external doors and windows are in place so the building is weather-tight. The RBS confirms the building envelope matches the approved drawings, that flashings are in, and that bushfire attack level (BAL) requirements are met where the lot sits in a designated bushfire prone area.

Fixing (waterproofing)

This is the stage that catches the most builders. Before any wet area linings go on, the waterproof membrane must be inspected against AS 3740. The RBS or a delegated inspector verifies the membrane turns up the walls to the right height, runs continuously across the floor, and is tied into the floor waste and shower screen. A failure here is the leading cause of post-handover defect claims through VMIA and DBDRV.

Final (occupancy)

The last mandatory stage is before the certificate of final inspection or occupancy permit is issued. The RBS checks smoke alarms, balustrades, glazing, energy efficiency installations, termite management certificates and the as-built compliance package. Without sign-off here, the build cannot be legally occupied.

How TradeLens treats each stage

TradeLens maps each prescribed stage to its own risk record. When a stage is logged as inspected, the platform pulls the corresponding citation rule and verifies the supporting document (inspection certificate, photo evidence, surveyor sign-off) is attached before the next stage unlocks. Missing or backdated inspections raise an audit flag because section 16 of the Building Act 1993 makes it an offence to carry out building work in contravention of the permit.

Notification mechanics

The Building Regulations 2018 (Vic) require the builder to give the RBS at least one business day's notice before each stage. The RBS must attend in person and cannot rely on photos, drone footage or third-party declarations to discharge the inspection. If the RBS is unable to attend, an authorised inspector under section 80 may stand in, but the inspection still has to be physical and on site.

Why builders get caught out

The three most common findings the VBA reports in proactive inspection sweeps are: missing pre-slab call-in (often because the slab was poured on a Friday afternoon), waterproofing fixed without an inspection booked, and final inspection bypassed when the owner moved in early. Each one of these is a separate breach and each can support disciplinary action through the show cause process.