Final inspection and handover checklist for Australian residential builds

What it is

The final inspection on a residential build is the structured walk-through at practical completion. Practical completion is the point at which the work is complete except for minor defects and the home is reasonably fit to occupy. The inspection produces the defects list (sometimes called a snag list or punch list) that the builder rectifies before or during the defects liability period. Done well, it is the moment that closes out the contract cleanly and starts the warranty period on the right foot. Done badly, it carries over into months of back-and-forth.

When the inspection happens

Practical completion is defined in the building contract. Most major contracts in Australia (HIA, Master Builders Association, ABIC) put practical completion at the date the builder gives a notice of practical completion to the owner. The owner then has a set period (often five business days) to inspect and either accept or list the items that prevent acceptance.

Book the inspection on a clear day. Daylight matters. Paint sheen, lippage, plumb and tile cuts all show up better in natural light. Bring a torch for cupboards, a tape, a spirit level, a moisture meter if you have one and a clipboard or tablet to log items room by room.

External building envelope

Walk the exterior first. Check:

• Cladding alignment, gaps at corners, exposed nail heads or screws.
• Window and door frames for sealant continuity, square reveals and operable hardware on every sash.
• Roof from a vantage point for slipped tiles, gaps in flashings around penetrations and missing mortar at the ridge.
• Gutters and downpipes for fall toward the outlet, sediment from the build still in the gutter and downpipes connected to the stormwater system.
• Driveway, paths and paving for falls away from the slab and no surface ponding after a hose test.

Internal finishes

Move through the home room by room. Most defects sit at the boundary of two materials or two trades:

• Skirting to floor, architrave to skirting, cornice to wall, tile to bath, splashback to bench. Run your eye and your hand along every junction.
• Plasterboard for flush joints under raked light. Hold a torch parallel to the wall to throw shadows.
• Painted surfaces for missed cuts, brush marks and sheen variation.
• Doors and windows for swing, latch and lock alignment.
• Cabinetry for square doors, even gaps, working drawer runners and silent soft-close.
• Floor coverings for lippage, hollow tiles, scratches in timber and stretch in carpet.
• Light switches and power points for level, flush and tight to the wall.

Services tested live

Services have to be tested live in front of the owner. Run every tap to confirm flow, temperature stabilisation and no drips. Flush every toilet. Run dishwasher and washing machine connections briefly. Test the exhaust fans by running a piece of tissue to the grille. Confirm every light switch operates the correct fitting. Open the switchboard and read the labels.

For heating and cooling, run the unit through cooling and heating cycles. Check condensate drainage from ducted units does not pond against the slab. Solar systems should be commissioned with the export meter showing generation.

Safety systems

Safety items have to be present, working and where the National Construction Code requires:

• Smoke alarms in every bedroom, in the hall serving the bedrooms and on every storey.
• Stair handrails and balustrades to height and gap rules.
• Wet area waterproofing and hob heights consistent with AS 3740.
• Gas appliances commissioned by a licensed gas fitter with a compliance statement.

Documents and compliance papers

The handover pack should include at minimum:

• Occupation certificate (NSW), Certificate of Final Inspection or Occupancy Permit (Vic), Form 21 (Qld) or state equivalent.
• All trade compliance papers (electrical, plumbing, gas, drainage, waterproofing).
• Manufacturer warranties for fixtures and appliances.
• A copy of the home warranty insurance certificate where applicable.
• Plans as-built including the location of any concealed services.
• Operating and maintenance manuals for every appliance and system.

The snag list

Every defect found is logged with a location, a description and a photo. The list is given to the builder in writing. Under the major Australian building contracts the builder commits to rectifying minor defects within a set time after handover. Major defects are dealt with under the defects liability period (commonly 13 weeks but contract-specific) and the statutory warranty period (six years for major defects in NSW, Vic and Qld).

Hold a small portion of the contract sum (the maintenance retention if the contract provides for one) to push completion of the snag list. Release it when the items are signed off.