The Most Common Defects We Find at Handover
Every Practical Completion Inspection we run in Brisbane and Southeast Queensland finds defects. In our experience most new homes have between 15 and 30 documented defects at handover — and across hundreds of inspections we've never once found a defect-free new build.
This page catalogues the defect patterns we see most often at PCI stage, grouped by where on the home they occur. Each is described in terms of the Australian Standard, NCC clause, or QBCC Standards and Tolerances Guide item it breaches — because under the Domestic Building Contracts Act a defect exists when a documented standard is breached, not because an inspector has an opinion.
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If you're preparing for your own PCI, use this as a checklist. If you're deciding whether to hire an independent inspector, this is the class of thing we catch on your behalf. For the full approach see our inspection methodology and the standards we reference, or read about the PCI / handover inspection itself.
1. External Walls & Facade
1.1 Blocked or dirty weepholes
What we look for: Weepholes at the base of every brick veneer wall course, clear of mortar dags, debris and paint — they are the drainage path for water that enters the cavity behind the brickwork.
What it breaches: AS 3700-2018 (Masonry structures) clause 12.6.4 and NCC Volume 2 Part 3.3.1.
Why it matters: Blocked weepholes trap moisture in the wall cavity, damaging internal linings, promoting mould, and compromising the wall tie system over time.
1.2 Articulation joints incomplete or not sealed
What we look for: External masonry articulation joints installed per the engineer's drawings — full-depth, straight, and sealed with a compressible backer rod and elastomeric sealant.
What it breaches: AS 2870-2011 (Residential slabs and footings) clause 4.1 and NCC Volume 2 Part 3.2.5.
Why it matters: Articulation joints let the home accommodate soil movement without cracking. Missed joints, surface-only sealing, or joints not full-height all fail under real soil movement.
1.3 Unpainted lintels
What we look for: Steel lintels over openings painted per AS/NZS 2312 for the exposure class, with paint fully continuous around the profile.
What it breaches: AS/NZS 2312-2014 (Protection of structural steel against atmospheric corrosion) and QBCC Standards and Tolerances Guide item 4.4.
Why it matters: An unprotected lintel corrodes; corrosion products expand and crack the surrounding brickwork. A five-minute fix at handover; a $5,000 rectification at year 8.
1.4 Scratched or damaged gutters
What we look for: Roof gutters and fascia in as-new condition — no scratches, dents, transport damage, or paint chips.
What it breaches: QBCC Standards and Tolerances Guide item 4.5 (finish quality at handover).
Why it matters: Gutters accepted with damage at handover are yours to repair. Documented at PCI, the builder rectifies before final payment.
1.5 Drainage incomplete or non-compliant
What we look for: Stormwater downpipes connected to the legal point of discharge, site falls away from the home per approved plans, no ponding at the slab edge, and discharge compliant with council requirements.
What it breaches: AS/NZS 3500.3-2021 (Stormwater drainage) and the site's approved council drainage plan.
Why it matters: Drainage failure leads to slab-edge saturation, reactive soil movement, and eventual structural cracking — often needing excavation to correct after handover.
2. Slab & Foundation
2.1 Slab edge cracking
What we look for: Any crack in the exposed slab edge measured with a crack gauge. Under 0.3mm is typically within QBCC tolerance; over 0.3mm is documented for rectification.
What it breaches: QBCC Standards and Tolerances Guide item 5.1 and AS 3600-2018 (Concrete structures).
Why it matters: Crack width is a proxy for the movement the slab has experienced — widths above tolerance indicate a construction defect or an ongoing structural issue needing monitoring.
2.2 Slab edge exposure below AS 3660.1 minimum
What we look for: Minimum 70mm (or 100mm in some termite systems) from finished ground level to the top of the slab edge, so the termite barrier stays inspectable.
What it breaches: AS 3660.1-2014 (Termite management) clause 6.4 and NCC Volume 2 Part 3.1.4.
Why it matters: If landscaping or paving covers the slab edge, an active termite attack can proceed undetected. Documented at PCI holds the builder and landscaper responsible for maintaining exposure.
2.3 Slab edge rebar exposure
What we look for: Reinforcement steel exposed at the slab edge through cover shortfall or edge damage during construction, and any rusting reinforcement.
What it breaches: AS 3600-2018 clause 4.10.3 (minimum cover for durability).
Why it matters: Exposed rebar corrodes; corrosion products expand and spall the surrounding concrete — a long-term durability issue needing a corrosion inhibitor and cover restoration.
3. Frame & Structural
3.1 Frame water damage
What we look for: Structural timber showing water staining, delamination (LVL products), or fungal growth — common where the frame was left uncovered during a rain event.
What it breaches: AS 1684.2-2021 (Residential timber-framed construction) and the timber product's warranty conditions.
Why it matters: Water-damaged timber loses strength and rot resistance. Once plasterboard covers it, the frame keeps failing behind the lining — handover is the last easy chance to insist on remediation.
3.2 Post or column out of plumb
What we look for: Structural posts vertical within QBCC tolerance (typically 5mm in 2.4m), measured with a laser level or spirit level.
What it breaches: QBCC Standards and Tolerances Guide item 6.2 and AS 1684.2-2021.
Why it matters: A post out of plumb transfers load eccentrically; small variances compound over the home's life. Rectification is far easier before ceilings and finishes are complete.
3.3 Missing or misaligned bracing
What we look for: Wall and roof bracing per the engineer's design, with straps continuous from bottom plate to top plate and nail count/pattern matching the manufacturer's specification.
What it breaches: AS 1684.2-2021 clause 8.3 and the specific engineering bracing plan.
Why it matters: Bracing is the home's resistance to wind load. Missing straps mean the home doesn't meet its designed wind class — and it isn't visible from finished surfaces, so a pre-plaster inspection is needed to catch it.
4. Internal Finishes
4.1 Ceiling misalignment
What we look for: Ceiling lines straight and level within QBCC tolerance, grid pattern uniform, no visible steps, sags, or waves.
What it breaches: QBCC Standards and Tolerances Guide item 7.5 (surface finish) and NCC Volume 2 Part 3.9.4 (indoor amenity).
Why it matters: Ceiling defects are permanent and visible. Rectification after handover means removing and replacing large sheets of plasterboard — disruptive and expensive.
4.2 Bulkhead or soffit out of level
What we look for: Kitchen bulkheads, hallway soffits and internal ceiling steps sitting level and true; QBCC tolerance is 5mm in 2.4m.
What it breaches: QBCC Standards and Tolerances Guide item 7.5.
Why it matters: On one recent Frame-stage inspection we measured a bulkhead 29mm out of level — six times the QBCC tolerance. Rectified before plasterboard, it saved a $3,000 tear-down.
4.3 Floor level variance
What we look for: Floors level within QBCC tolerance across each room, measured with a laser level at three-metre intervals (4mm in 3m for floating floors, 6mm in 3m for cured slabs receiving tile).
What it breaches: QBCC Standards and Tolerances Guide item 5.3.
Why it matters: Out-of-tolerance floors cause covering failures (cracked tiles, failing lock joints), doors that don't swing, and appliances that won't sit level.
4.4 Corner gaps and finish defects
What we look for: Internal wall corners, ceiling-wall junctions and skirting-wall junctions free of visible gaps, poor finish, or missing sealant.
What it breaches: QBCC Standards and Tolerances Guide item 7.5 (finish quality).
Why it matters: Small gaps grow as the home moves. Correctly finished corners at handover stay durable; poor finishes become visible cracks within 12 months.
5. Doors & Windows
5.1 Sliding door water ingress
What we look for: External sliding doors sealed to the frame per the manufacturer's specification, no daylight around the frame, and weep drainage clear of debris.
What it breaches: AS 2047-2014 (Windows and external glazed doors) and NCC Volume 2 Part 3.5 (weatherproofing).
Why it matters: Sliding doors are the single most common source of internal water damage post-handover. Once carpet is laid and skirting painted over damp spots, diagnosis becomes difficult.
5.2 Door tracks with mortar or debris
What we look for: Every internal and external door track free of mortar drops, plaster, adhesive residue, or construction-traffic damage.
What it breaches: QBCC Standards and Tolerances Guide item 4.5 (finish quality).
Why it matters: Debris prevents smooth operation and damages rollers and track components. A small defect, easy to fix — but only if flagged before handover.
5.3 Void or stairwell incomplete
What we look for: Balustrades, handrails and stair-void framing complete and to dimension before handover — any missing section, incorrect gap size or unfinished handrail run is documented.
What it breaches: AS 1428.1-2021 (Design for access and mobility) and NCC Volume 2 Part 3.9.2.
Why it matters: Balustrade defects create life-safety hazards. QBCC will reject a home for handover if balustrade defects are documented and not rectified.
6. Wet Areas
6.1 Silicone and grout issues
What we look for: All wet-area silicone (wall-floor, wall-wall, penetrations) continuous, clean and adhered both sides; all grout uniform in colour, fully filled and cured before loading.
What it breaches: AS 3740-2021 (Waterproofing of domestic wet areas) clause 5.
Why it matters: Silicone and grout failures are the leading cause of internal water damage in the first two years after handover, and compound quickly under real shower use.
6.2 Leaking sink or basin
What we look for: All connections leak-tested with the water running — checking the P-trap, waste connection, isolating valve, and the flexible connector to the tapware.
What it breaches: AS/NZS 3500.1-2021 (Water services) and QBCC Standards and Tolerances Guide item 8.
Why it matters: Leaks that emerge post-handover are often disputed as "wear and tear." Documented at PCI, they are unequivocally the builder's responsibility to rectify.
6.3 Shower recess fall not to waste
What we look for: Shower recess floors falling consistently to the drain; minimum fall under AS 3740 is 1:80 (12.5mm per metre), verified by pouring water or a bubble level along the fall line.
What it breaches: AS 3740-2021 clause 3.3 and NCC Volume 2 Part 3.5 (waterproofing).
Why it matters: A shower that doesn't fall to waste puddles and seeps through grout over years, ultimately failing the membrane — one of the highest-cost defects to fix post-handover because it means re-tiling.
7. Plumbing & Services
7.1 Incorrect pipe materials
What we look for: All pipes (sanitary, water supply, gas) in the correct material for the application per the plumbing plan — a common defect is PVC used where copper or DWV grade is required.
What it breaches: AS/NZS 3500.1 to 3500.4 and the plumbing plan approved by council.
Why it matters: Incorrect material creates failure points — mismatched pressure ratings, chemical incompatibility, or non-compliance flagged at future compliance inspections.
7.2 Gas fit-off incomplete
What we look for: All gas installations (hot water, cooktop, external outlets) fully commissioned and certified, with the gas certificate provided.
What it breaches: AS/NZS 5601.1-2013 (Gas installations) and Queensland Gas Regulations.
Why it matters: An uncertified gas installation is illegal to operate. Handover without the certificate means the home can't legally use gas appliances until certification is completed retrospectively.
7.3 Air-conditioning pipework obstructing access
What we look for: Split-system refrigerant pipes routed to allow full access to service points — roof manhole, hot-water isolation, and roof-cavity plumbing valves.
What it breaches: QBCC Standards and Tolerances Guide item 8.7 (service accessibility) and the mechanical services design.
Why it matters: Obstructed access makes future servicing cost significantly more because access must be re-created — a small design change at construction, a large ongoing cost otherwise.
8. Site Condition
8.1 Site vandalism, damage, or theft
What we look for: Any evidence of vandalism, graffiti, damaged fixtures, or missing components — common on estate builds where sites are unsupervised overnight.
What it breaches: The contract obligation for the builder to deliver an undamaged home at handover.
Why it matters: Any damage present at PCI is the builder's responsibility. Accepted at handover without documentation, it becomes yours.
8.2 Site cleaning incomplete
What we look for: Interior surfaces clean, exterior debris removed, driveway swept, and all construction rubbish taken to landfill.
What it breaches: Contract handover conditions and QBCC Standards and Tolerances Guide item 4.9.
Why it matters: A handover-clean home is one you can move into. Anything less should be rectified before final payment.
How to use this page
This is not a substitute for an independent inspection. It's a plain-English reference so you understand what we look for at your PCI, what each defect breaches (so if your builder disputes an item you have the objective standard reference), and why each defect matters — including the long-term consequence if left unrectified. Most buyers see this list and think "there's no way my builder has this many." In our experience across hundreds of inspections, most homes have 15–30 defects at PCI — some trivial, some structural. We document every one against the standard it breaches, so your builder has a clear rectification list.
Booking a PCI across Brisbane, Moreton Bay & Ipswich
PCI $660 inc GST for homes under 220m² (larger homes quoted individually). Book 1–2 weeks before handover so the builder has time to rectify. Same-day PDF report with every defect photographed and referenced to the standard it breaches. QBCC Licence 1318443.
Frequently asked questions
My builder said "no independent inspector during handover." What are my rights?
You are the owner. The Domestic Building Contracts Act entitles you to have your build independently inspected, and QBCC has confirmed this in writing on request. A builder who strongly resists independent inspection is worth investigating — reputable builders welcome it because it protects them as much as the owner.
My handover date is tomorrow. Is it too late to book a PCI?
Not necessarily — call us on 07 3180 8041 and we'll advise. In some cases we can accommodate a same-day or next-day inspection, especially if the alternative is signing off on an uninspected home.
Can I use this list to inspect the home myself and save the fee?
Legally yes. Practically, an untrained eye misses most of what an experienced inspector catches — particularly structural issues like frame water damage behind plasterboard, bracing errors, and floor level variances.
What happens if my builder disputes items in the report?
Every defect references the specific Australian Standard, NCC clause, or QBCC guide item it breaches, so the dispute becomes objective rather than opinion. QBCC's dispute resolution process ultimately assesses against the same referenced standard.
Do you re-inspect after builder rectification?
Yes. Re-inspection is 50% of the original inspection fee. Most clients book re-inspection for high defect-count reports where verifying the rectification quality matters.
Do you inspect commercial, industrial, or existing homes?
No. VG Inspect is new-build residential only — including townhouses and duplexes. Commercial, industrial, and pre-purchase inspections we refer to trusted colleagues.
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