New build inspection stages in Melbourne
Base, frame, lock-up, pre-plaster and handover. What is checked at each stage, when to book it, and the defects we find most often on Melbourne builds.
Building a new home in Melbourne means trusting a long chain of trades, most of whose work disappears behind plaster, cladding and concrete within days. Stage inspections exist for one reason: to look at each part of the build while it can still be seen and still be fixed.
This guide walks through the five inspection stages on a typical Melbourne build, what is checked at each one, when to book it, and the defects that come up again and again in the growth corridors and infill townhouse developments. If you would rather talk it through, call 1800 918 281 or read our pre-purchase inspection guide.
Why stage inspections matter on a Melbourne build
A new home is not a defect-free home. Volume builders in Melbourne's growth corridors run tight programmes across many sites at once, and the work that gets covered first is often the work that matters most: tie-down and bracing, waterproofing, flashings and insulation.
Your building surveyor inspects for permit compliance at mandatory notification stages. They are not there to assess workmanship, finish quality, or whether the house matches the plans and specification you signed. That is the gap an independent stage inspection fills.
Each report is written, photographed and itemised, so you can send it straight to your builder and have items rectified while access is easy and the obligation is clear.
Base stage (slab and footings)
After the slab is poured, before the frame goes up.
The base stage sets the accuracy of everything above it. Once the frame is standing, slab problems become expensive to correct, so this is the highest-value inspection on the whole build.
What we check
- Slab dimensions, squareness and set-out against the approved plans
- Slab edge and rebate levels, plus finished floor height relative to ground level
- Vapour barrier condition and correct placement of service penetrations
- Honeycombing, cold joints, exposed reinforcement and edge beam depth
- Site drainage, cut and fill, and retaining where required
- Termite management system installed and documented
In Melbourne
Much of Melbourne's west and north sits on highly reactive clay (site classifications H1, H2 and P are common through Point Cook, Tarneit, Werribee, Craigieburn and Wollert). We check that the slab actually matches the engineered design for that classification, and that site cut, fill and drainage will not undermine it in the first wet winter.
Frame stage
After the frame is complete, before insulation, cladding or plaster.
At frame stage every structural member is still visible. This is the last practical opportunity to see the bones of the house before they are covered forever.
What we check
- Wall plumb, straightness of studs, and level of top plates and ceiling joists
- Tie-down, bracing, straps and bolts installed to the engineering drawings
- Lintels and beams over openings sized and supported correctly
- Notching and drilling of studs and joists within allowable limits
- Roof truss installation, bracing and support to the manufacturer's layout
- Room dimensions and window and door openings matching the plans
In Melbourne
Melbourne's high-volume estate builders work to tight programmes, and over-notched studs and missing bracing or tie-down are the defects we report most at this stage. Wind classification matters here too: exposed western and bayside estates carry higher requirements than sheltered inner suburbs.
Lock-up stage
Once the roof, external cladding, windows and external doors are on.
Lock-up is about keeping weather out. Nearly every serious defect claim on a new Melbourne home traces back to water getting in somewhere it should not.
What we check
- Roof covering, flashings, valleys, ridge capping and penetration seals
- Gutters, downpipes, box gutters and fall to the stormwater connection
- Wall cladding installation, expansion joints and weatherproofing details
- Window and door flashings, sill trays and sealant
- Articulation joints in brickwork and correct weep hole spacing
- Wall wrap, sarking and cavity clear of mortar droppings and debris
In Melbourne
Driving rain from Melbourne's southerly and westerly weather finds any gap in a flashing detail, and summer hail regularly dents new roof sheeting before handover. Lightweight cladding and rendered foam systems on infill townhouses need particular attention at junctions and window heads.
Pre-plaster stage (fixing and waterproofing)
After services and waterproofing, immediately before plasterboard is fixed.
This is the shortest window in the build and the easiest to miss. Once the plaster is on, wiring, plumbing, insulation and waterproofing are all hidden.
What we check
- Wet area waterproofing coverage, upturns, corners and membrane thickness
- Plumbing rough-in, pipe supports, and no unsupported or crushed pipework
- Electrical rough-in, cable protection where it passes through framing
- Insulation installed to the specified R-value with no gaps or compression
- Sarking, vapour control and correct sealing around penetrations
- Noggings and blocking installed for fixtures, cabinetry and grab rails
In Melbourne
Waterproofing failure in showers and on balconies is the single most common defect in Melbourne apartments and townhouses, and it is almost always created at this stage. Insist on the inspection before the plasterers arrive rather than after.
Practical completion and handover
Before you sign off practical completion and pay the final claim.
Handover is the point of maximum leverage. Outstanding work is still your builder's obligation, and a written, itemised defect list is far harder to dismiss than a phone call.
What we check
- Full internal finish review: paint, plaster, tiling, cabinetry and flooring
- Doors, windows and locks operating, adjusted and sealed
- Wet areas tested for fall to waste, and no ponding or drummy tiles
- Fixtures, fittings and appliances installed, functional and undamaged
- External works: driveways, paths, drainage, fencing and site clean
- Safety items including balustrade heights, smoke alarms and glazing compliance
In Melbourne
Under the Victorian domestic building regime you have a defect liability period after handover, but rectification is far quicker while the builder is still on site. We document everything with photographs so your list is unambiguous.
Six mistakes owners make
Almost every avoidable new-build dispute we see in Melbourne starts with one of these.
- Booking the frame inspection after insulation and cladding are already on
- Missing pre-plaster entirely, which hides waterproofing and rough-in for good
- Relying on the building surveyor's permit checks as a quality inspection
- Signing practical completion before an independent handover report exists
- Accepting verbal promises instead of a written, photographed defect list
- Waiting until the defect liability period is nearly over to raise items
Cost, scheduling and reports
Our building inspections start at $400 + GST, fixed across metropolitan Melbourne with no call-out or travel surcharge. Reports are emailed within 24 hours of the inspection, so a stage inspection never delays your builder's programme. Full inclusions are on the pricing page.
Building work often runs ahead or behind schedule, so tell us the stage you are approaching rather than a fixed date and we will work with your site supervisor's timing. If you want the full five-stage schedule across the build, get in touch and we will set it up as one booking.
If defects need rectifying and your builder will not act, we can carry out the work ourselves. See renovations, repairs and make-safes, or send us an enquiry.
New build inspection questions, answered
More general questions are covered on our FAQ page.
Building in Melbourne? Get the stages covered.
Book a single stage or the full schedule. Written, photographed reports within 24 hours.