Across hundreds of new-home inspections throughout South East Queensland, certain items appear more often than others. Documenting them clearly is a normal and constructive part of building a home — a new build involves dozens of trades and thousands of compliance points, and an independent inspection simply makes sure any items are caught and referenced against the relevant standards before handover.
Here are the five defect categories we document most consistently, the standards they relate to, why they occur, and what each one means for your build.
1. Wet Area Waterproofing
Waterproofing is the most consequential category in any new home because, once tiling is complete, the membrane beneath is hidden from view. At the waterproofing stage we assess membranes against AS 3740, with the broader wet area requirements set out in NCC Volume 2 Part 3.8.1.1.
The items we document include membrane height in shower enclosures, the sealing of junctions between the membrane and the floor waste, falls to the drain, and the protection of the membrane before tiling. Because water finds any weakness over time, getting wet areas right is one of the most valuable things to verify on a new build.
This is exactly why many buyers choose a waterproofing stage inspection: it lets the membrane be assessed before tiles go down, while everything is still visible. At the Practical Completion Inspection, the finished wet areas are then checked for falls, drainage and function. Catching a waterproofing query early gives your builder's team the information they need before the tiler returns.
Wet areas are also where small details compound. The fall of the floor to the drain, the height of the hob or step-down, and the seal around the floor waste all work together to move water where it should go. Each is measurable, and each is assessed against AS 3740 and the wet area provisions of NCC Volume 2 Part 3.8.1.1. Documenting them clearly at the waterproofing stage, and again at handover, gives your builder's team precise information and gives you confidence in the part of the home that has to perform every single day.
2. Site Drainage and Surface Falls
Surface water drainage is a consistent item across new Queensland builds, particularly on sloping blocks where cut and fill has been used. The National Construction Code, at NCC Volume 2 Part 3.1.2.3, requires surface water to be managed so that it drains away from the building.
We commonly document finished ground levels and paving falls that need attention so that stormwater is directed away from the home rather than toward it. The QBCC Standards and Tolerances Guide sets out the grading expected around a new home. Because drainage often only reveals itself after heavy rain, it is an item buyers can easily miss on their own walk-through.
Getting drainage right protects the home over the long term — it helps keep moisture away from footings and slab edges and supports the performance of the termite management system. It is a straightforward item to address when identified early and referenced clearly.
On many SEQ blocks, the finished landscaping, paths and driveways all influence how water moves around the home. We look at whether paving falls carry water to the right places, whether surface drains are positioned to do their job, and whether the ground adjacent to the slab edge supports the home rather than trapping moisture against it. Because these elements come together late in the build, the Practical Completion Inspection is an ideal time to confirm that the finished site manages water as the design intended under NCC Volume 2 Part 3.1.2.3.
3. Plasterboard and Internal Finishes
Internal finishes are the items you live with every day, so they matter to how a finished home feels. The QBCC Standards and Tolerances Guide sets clear measurable limits for internal surfaces — for example, the allowable deviation of walls and ceilings over a given length, and the conditions under which paint and plasterboard finishes are assessed.
Items we document include nail pops, joint ridging, cornice gaps, and surface deviations that fall outside tolerance, as well as paint finish items assessed under appropriate lighting from the standard viewing distance. Documenting these precisely — with measurements and photographs — turns a subjective impression into a clear, referenced item.
Because finishes are assessed at practical completion, a thorough PCI is the right time to capture them. A measured, clause-referenced report means there is no guesswork: either a surface is within the QBCC tolerance or it is not, and the report says which.
Lighting matters here as much as measurement. Finishes are assessed under the conditions the QBCC Standards and Tolerances specify, which is why a finish that looks fine in one light may show an item in another. A methodical walk-through, room by room, under appropriate natural light is how these items are captured consistently. The result is a report that distinguishes genuine items from the ordinary character of a hand-finished home, so the conversation with your builder stays focused on what actually falls outside tolerance.
Ready to book your inspection? A VG Inspect QBCC-licensed inspector attends every job.
Book an Inspection4. External Render and Brickwork Cracking
Across SEQ's reactive clay soils, external cladding and masonry are areas worth assessing carefully. Foundations and footings are designed under AS 2870, the residential slabs and footings standard, which accounts for the soil movement common across much of the region.
At inspection we document render cracking, hollow or drummy render, brickwork articulation, weep holes and control joints. Some fine surface cracking can be within normal limits, while other cracking falls outside the QBCC Standards and Tolerances and warrants attention — the measurement is what distinguishes the two. Articulation joints and correctly clear weep holes are particularly important on Queensland blocks, and we check that they are present and functioning.
Documenting masonry and render items clearly, with reference to the relevant tolerance, gives your builder's team a precise basis to assess and address each one.
It also helps to understand the role of articulation joints. On reactive soils, homes are designed to accommodate a degree of seasonal movement, and articulation joints are built in so that movement is managed in planned locations rather than appearing as random cracking. We check that these joints are present where expected, that weep holes at the base of brickwork are clear to let moisture escape, and that control joints in render are doing their job. Each of these is a small detail that contributes to how the external envelope performs over years, not just at handover.
5. Windows, Doors and Flashings
Windows and doors are among the most-used elements of any home, so smooth operation and proper sealing matter. The QBCC Standards and Tolerances Guide sets expectations for how doors and windows should operate, including clearances and the performance of weather seals.
We document items such as doors or windows that bind or do not seal correctly, hardware that needs adjustment, and head flashings above openings. Flashings are a small detail with a large effect — correctly installed flashings keep water out at openings and junctions, and the roof and weatherproofing requirements are set out in NCC Volume 2 Part 3.5. Many of these items are quick to address once identified and referenced.
Because window, door and flashing items affect both comfort and weatherproofing, they are a standard part of every Practical Completion Inspection across corridors like Narangba and the wider region.
Weather seals deserve particular attention in the Queensland climate. Seals that perform correctly keep wind-driven rain out and help the home run efficiently, while seals that need adjustment are a quick fix when identified early. We also check that sliding doors run true on their tracks, that locks and latches engage properly, and that flashings above and around openings direct water away from the opening rather than into it, consistent with the weatherproofing requirements of NCC Volume 2 Part 3.5. These are everyday touchpoints, so getting them right adds to the comfort of the home from day one.
What These Defects Have in Common
The common thread across all five categories is that each is best handled when it is documented clearly, measured accurately, and referenced to the specific standard it relates to. That is what turns an observation into a constructive item your builder's site supervisor can act on.
It is also why timing matters. Concealed items — waterproofing and framing — are best assessed at the relevant construction stage, while finish-related items are assessed at the Practical Completion Inspection. A warranty inspection within the first 12 months then captures anything that emerges after you move in. You can read more about your rights and the Standards and Tolerances Guide on the QBCC website.
None of these categories should cause alarm. Every home is the sum of many trades and many decisions, and the point of an independent inspection is simply to make sure that anything outside the standard is caught, described precisely, and handed over in a form your builder can act on. That is what protects your investment and keeps the final stage of your build moving smoothly. It is also worth remembering that documentation done well today saves time later: a clear record at handover, and again at your warranty inspection, means that if any item needs revisiting there is no debate about what was found or when.
Ready to book your inspection? A VG Inspect QBCC-licensed inspector attends every job.
Book an InspectionRelated Reading
To understand which inspections suit your build, see our guide on PCI vs stage inspections. To get ready for handover, read How to Prepare for Your PCI. And to make the most of your first 12 months, see what your builder's warranty covers.
A VG Inspect QBCC-licensed inspector (QBCC Licence 1318443) documents every item against the relevant standard — rated 5.0 from 65 reviews across South East Queensland. Call 07 3180 8041 or book an inspection online.
