Almost every new home in Queensland has at least a few defects at handover. That is not a sign of a bad builder — it is the nature of a hand-built product assembled by many trades on a live site. This guide explains the building defects most commonly found in new Queensland homes, how each is assessed, and when in the build to catch them, so you walk into your handover knowing what to look for.
A defect, in the practical sense, is building work that falls below the benchmark set out in the QBCC Standards and Tolerances guide. That document is the objective yardstick that decides whether an item is a genuine defect the builder must rectify, or an acceptable variation that is normal for a hand-built home. Knowing where that line sits is the difference between a defensible defect list and a list of opinions.
What counts as a defect
The guide sets tolerances for finishes, surfaces and structural elements, and the timeframes within which a builder is responsible. An item is a defect when it sits outside the relevant tolerance — a floor out of level beyond the accepted figure, paint with visible defects under normal lighting, tiling with excessive lippage, or a structural element that does not match the engineering. Items within tolerance are not defects, even if they are not perfect. This is why measuring beats judging: it keeps the conversation objective and fair to both you and your builder.
The most common new-home defects we document
Waterproofing. Wet-area waterproofing is the single most consequential category. Membranes applied below the required height, junctions not sealed at the drain, or a membrane nicked by the tiler are common — and far cheaper to fix before tiling than after. These are assessed against AS 3740.
Paint and plasterboard finish. Brush marks, roller texture, runs, sags, blemishes and visible joints are among the most disputed items, because builders and buyers see them differently. The guide settles it with a viewing test — visible from about 1.5 m under normal lighting.
Tiling. Lippage between adjoining tiles, uneven joints, hollow tiles and falls that do not run to the waste are routinely picked up, particularly in showers and on balconies where water needs to drain.
External envelope. Missing or poorly installed window flashings, skipped weep holes, and gaps in external sealants are a direct path for water into the wall cavity — easy to miss and important to catch before handover.
Structural and stage items. Earlier in the build, a slab inspection catches edge-beam and level issues while a frame inspection catches tie-down, bracing and member-size items before they are sheeted over. These are the defects that become expensive once concealed.
For a deeper field breakdown with photos, our write-up of the most common PCI defects across Brisbane new homes covers the finishing-stage items in detail.
How defects are assessed and reported
An independent inspection does not rely on opinion. Each finding is measured, photographed, located in the home and referenced to the relevant Australian Standard or the QBCC Standards and Tolerances guide — the same disciplined approach set out in our inspection methodology. The result is a written report your builder can act on without argument, because every item is tied back to a number or a clause rather than a preference.
When to catch defects during your build
The cheapest defect is the one caught while it is still accessible. Book a slab inspection and a frame inspection during construction to catch structural and concealed items; book a PCI inspection or handover inspection one to two weeks before you sign, so finishing defects are rectified at the builder's cost; and consider an 11-month warranty inspection to catch emerging items before the defect liability period closes. Each stage targets a different set of defects, and together they cover the whole build.
A VG Inspect QBCC-licensed inspector (QBCC Licence 1318443) documents every defect against the applicable standard so you have a fair, defensible basis to have it fixed. Call 07 3180 8041 or book your inspection online.