What is a Warranty Inspection — and Why You Must Book Before 12 Months

The QBCC Home Warranty Scheme

Under the Queensland Building and Construction Commission Act 1991, every residential building contract in Queensland includes a statutory defect liability period. During this period, your builder is obligated to rectify defects that become apparent — at no cost to you.

For most defects, this period is 12 months from the date of practical completion. For structural defects, the period extends to 6 years and 6 months.

If a defect becomes apparent within the liability period and you notify the builder formally, the builder must rectify. If you don't notify — or if you notify after the period has expired — the defect is no longer covered.

What Defects Appear After Handover?

Some defects are only identifiable after the home has been occupied and has been through at least one full season cycle.

Settlement cracking. Hairline cracks in plasterboard and cornice that appear as the home's timber frame dries and settles are common in Queensland's climate. Most are cosmetic and within QBCC tolerance. Some are not — particularly diagonal cracks at window and door corners, cracks greater than 2mm wide, or cracks accompanied by door and window operation changes.

Waterproofing failures. Shower and bathroom waterproofing failures that weren't apparent at PCI stage — because the defect was at a junction or penetration that takes sustained use to fail — often become apparent at 3 to 9 months.

Drainage problems. Site drainage issues that direct water toward the building become apparent after sustained rainfall. These may not be visible at PCI during dry conditions.

Roof and gutter performance. Gutter falls that retain water, flashing failures and valley leaks often only manifest during rain events of sufficient intensity.

Flooring movement. Timber and engineered timber flooring that wasn't adequately acclimatised before installation can cup, bow or gap during the first dry season.

What a Warranty Inspection Finds

A VG Inspect warranty inspection assesses your home against the QBCC Standards and Tolerances and produces a formal report documenting every defect that has become apparent since handover.

This report constitutes the formal notification required to trigger your builder's warranty obligations. Without a formal, documented notification, the defect may not be covered — even if it clearly appeared within the liability period.

We also check whether defects identified in the original PCI report have been properly rectified. Partial rectification or cosmetic fixes that don't address the underlying issue are documented.

Why Book at 10 Months?

The 12-month defect liability period is not a gentle suggestion. When it expires, it expires.

Booking at 10 months gives you two months for the builder to respond and rectify before the period closes. Booking at 11 months gives you one month. Booking at 12 months — if the period has already passed — may mean the defects are no longer covered.

10 months after handover is your deadline. Set a reminder now.

What If You're Past 12 Months?

Contact us. The situation depends on when the defect became apparent, whether it was formally notified and whether it may qualify as a structural defect under the extended 6 year 6 month period.

Some defects that appear to be post-warranty are actually structural defects covered by the longer period. A VG Inspect assessment can determine whether a warranty claim remains viable.

The Warranty Inspection is One of the Highest-Value Inspections You Can Get

For $550, a warranty inspection produces a formal document that enforces warranty rights that could be worth tens of thousands of dollars in rectification work. Every Queensland new home buyer who is approaching 12 months post-handover should have one.

Book at 10 months. Don't wait.