5 Things to Do Before Your Builder's Warranty Period Expires

1. Know Your Expiry Date

Your defect liability period begins on the date of practical completion — the date you accepted the keys to your new home. Mark this date clearly and set a reminder for the 10-month mark.

If you're not sure of your exact practical completion date, it's stated in your building contract and in the handover documentation you signed. Find it now.

2. Document Everything That Has Changed

Walk through your home at the 9 to 10 month mark and photograph everything that has changed, moved, cracked or deteriorated since handover. This includes:

Cracks in internal walls and ceilings — particularly diagonal cracks at window and door corners and cracks at plasterboard joints. Note whether any cracks have changed the operation of nearby doors or windows.

External cracking — render cracks, brick mortar cracks and cracks in concrete paths and driveways that have appeared or widened since handover.

Any evidence of water penetration — staining on ceilings, walls or floors; tile grout discolouration in wet areas; moisture on external walls after rain.

Changes in floor levels — areas where flooring has moved, bowed, gapped or cupped.

3. Test Everything

At the 10-month mark, systematically test every operational element of your home. Every door. Every window. Every tap, shower, toilet and appliance. Every light switch and power point. Every exhaust fan. The garage door. All security screens.

Document anything that doesn't operate as it should. These operational defects are covered by the warranty period but they must be formally notified.

4. Book a Warranty Inspection

A VG Inspect warranty inspection is a professional assessment of your home against the QBCC Standards and Tolerances, producing a formal report that constitutes the notification required to trigger your builder's warranty obligations.

Book at 10 months. This gives your builder 2 months to respond and rectify before the period expires. A warranty inspection at 11 months gives one month. An inspection at 12 months may be too late.

The warranty inspection report documents every defect that has become apparent, references the applicable QBCC Standards and Tolerances clause and gives your builder the specific, formal notification the scheme requires.

5. Send a Formal Written Notification

Whether you've had a professional inspection or not, any defects you have identified must be formally notified to your builder in writing before the 12-month period expires.

Your written notification should list every defect, describe where it is located, state when it first became apparent and formally request rectification. Send it via email with read receipt or registered post to the builder's registered business address.

Keep records of everything. The date of notification matters. If a dispute arises about whether defects were notified within the liability period, your documented notification is the evidence.

The Consequence of Missing the Deadline

When the 12-month defect liability period expires, most defects transition from warranty items — the builder's cost — to maintenance items — your cost. The financial difference is significant.

A drainage problem that costs $15,000 to remediate is covered by the warranty scheme if formally notified within 12 months. The same problem notified at 13 months is your cost entirely.

The warranty period is a consumer protection right. Exercise it before it expires.