Independent Orbit Homes Building Inspections — SEQ

Pre-pour & site stage

• Formwork, footing trenches and reinforcement placement — bar size, spacing and cover checked against the engineer's design before the concrete is poured.
• Soil classification and slab type confirmed against AS 2870, important on the reactive clay lots common through Ripley, Flagstone and Greenbank.
• Termite management system set out per AS 3660.1, with plumbing penetrations and set-down levels at wet areas and the garage.
• Site cut, fill compaction and stormwater set-out relative to the fall of the block.

Slab stage

• Finished slab level, edge beams and surface condition after the pour has cured.
• Penetration positions and wet-area set-downs confirmed against the plan before framing begins.
• Vapour barrier and termite collar detailing where visible ahead of the frame.

Frame stage

• Wall frames, roof trusses, bracing and tie-downs per AS 1684 and the truss layout, checked before the linings and cladding close them in.
• Stud straightness, lintel sizing and support over openings, plus the wind classification under AS 4055 for more exposed corridor lots.
• Service penetrations and notching checked so they don't compromise structural members.
• Window and door openings square and plumb, ready for fit-off.

Lock-up & waterproofing

• Wet-area waterproofing to showers, bathrooms, the laundry and any ensuite per AS 3740 before tiling — the single highest-consequence defect category.
• External cladding, brickwork or render, window head and sill flashings, weep holes and sealants before the facade is completed.
• Roof covering, valleys, flashings and penetrations per NCC Volume 2 Part 3.5.

PCI / handover

• Internal finishes — plasterboard, cornice, paint, tiling and grout — against QBCC Section 14 tolerances viewed from 1.5 m in natural light.
• Every contract inclusion checked against your specification — tapware, fixtures, appliances, joinery and benchtops actually installed as agreed.
• Site works, driveway, drainage falls and finished ground levels per NCC Volume 2 Part 3.1.2.3.
• The compliance documentation pack confirmed — Form 16s, the Form 21 final certificate, and the waterproofing and termite notices.

Is VG Inspect affiliated with Orbit Homes?

No. VG Inspect is fully independent — not employed, paid or appointed by Orbit Homes or any builder. You are the only client, which is what allows for a frank, standards-based view of your new home.

What matters most on a volume build like Orbit Homes?

The priority is confirming that the pace of a high-throughput program hasn't left anything missed on your particular home — that every contracted inclusion is present and the workmanship meets the standard. Wet-area waterproofing, the slab and the frame get close attention because they are the costliest items to fix once they are covered up.

Should I inspect earlier stages or just the handover?

The practical completion (PCI) / handover inspection is the most important single inspection. Adding a pre-pour or slab inspection and a frame and lock-up/waterproofing inspection is valuable too — reinforcement, framing and waterproofing are very hard to assess once they are poured, lined or tiled over.

I'm building at Lilywood or in Ripley on reactive clay — does that change anything?

It raises the value of the early stages. Reactive clay soils make the slab and footing design under AS 2870 and the termite management under AS 3660.1 worth confirming before the pour, which is exactly what a pre-pour inspection captures.

Will an independent report cause friction with my Orbit supervisor?

Generally not. A photographed, clause-referenced report is easy for a supervisor to action and clearer than a vague list. Most builders would rather fix an item before handover than after, and the report is kept professional and factual — and it is yours to share with the builder.

When should I book my Orbit Homes PCI inspection?

Book as soon as Orbit issues the practical completion notice — usually 5 to 14 days before your scheduled handover. Booking early secures the slot and leaves room for a re-inspection after rectification if you want one.

How much does an Orbit Homes inspection cost?

The practical completion / handover inspection is $660 for new homes under 220m²; larger homes are individually quoted. Construction stage inspections start from $550, and the 11-month warranty inspection is from $550. There is no travel surcharge across the SEQ growth corridors.

What is the 11-month warranty inspection?

It is an inspection booked near the 11-month mark to capture defects that have emerged over the home's first year — before the 12-month statutory defect liability period closes. It gives you a documented list to raise with Orbit while those items are still the builder's responsibility.

Which areas do you cover for Orbit Homes?

Across South East Queensland's growth corridors, including Lilywood and Lilywood Landings, Caboolture, Morayfield and Narangba in the Moreton Bay region, as well as Ripley, Springfield Lakes, Flagstone, Yarrabilba and Greenbank to the south-west. Not sure if your estate is covered? Call first and it will be confirmed before anything is charged.