Mandatory inspection stages in Victoria

What it is

Under the Building Act 1993 (Vic) and the Building Regulations 2018, every building permit issued in Victoria nominates the mandatory notification stages for that project. The relevant building surveyor (RBS) named on the permit is responsible for inspecting each stage. The general framework for inspections sits in regulation 169 of the Building Regulations 2018.

For Class 1a (single dwelling) work, the standard mandatory stages are:

• Before placement of footings (pre-pour footing inspection)
• Before pouring an in-situ reinforced concrete member, including the floor slab
• Completion of the framework, before any internal lining is fixed
• Completion of any in-slab or under-slab drainage
• Final inspection on completion of all building work, before issue of the occupancy permit or certificate of final inspection

The exact list of stages is recorded on the permit itself, so the builder should treat the permit as the source of truth for the project. Schedule 5 of the Building Regulations sets the prescribed stages for different building classes.

Why it matters for compliance risk

The Building Act 1993 makes it an offence under section 33 to continue work past a mandatory inspection stage without the RBS attending. The builder must give the RBS at least one working day notice before each stage. The RBS records the result of each inspection. A pass is required before the builder is permitted to proceed.

Frame stage

The framing stage is the most common point of dispute. Wall, roof and floor framing must be inspected before any plasterboard, sarking or insulation is fixed. The RBS will check structural compliance with the National Construction Code and the engineering documentation referenced on the permit. If a builder has lined walls before the inspection, the RBS will normally require the lining to come off for a clear visual check.

Drainage stage

In-slab plumbing and stormwater drainage must be inspected before the slab is poured over the top. This is a regulator's favourite audit point because the work is buried within hours and impossible to verify after the fact.

Final stage

The final inspection precedes issue of either an occupancy permit (for new homes) or a certificate of final inspection (for additions and alterations where the building is already occupied). Without the final, the homeowner cannot legally occupy a new dwelling.

What the builder must do

The builder needs to track:

• Which RBS is appointed on the permit
• The exact list of mandatory stages on that permit (not a generic template)
• A booking system that gives the RBS one working day notice
• Documented evidence of each inspection result before proceeding

The VBA can take action against builders who proceed past a mandatory stage. Registration penalties apply under the Building Act.

Where TradeLens should flag risk

Audit triggers worth tracking on a VIC residential job:

• Permit issued but mandatory stages list not stored against the project
• Frame inspection booked after plasterboard delivery on site
• Slab pour scheduled before pre-pour reinforcement and drainage inspection records exist
• Final inspection requested before all referenced engineering certificates and form 16 equivalents are loaded
• RBS swap mid-project without re-issue of the permit by the new RBS