Lilywood Landings Building Inspector — New-Build Stage & Handover Inspections

About Lilywood Landings

Lilywood Landings is delivered by the Lennium Group at the western edge of the Caboolture corridor, within Lilywood — the first suburb of Waraba City (formerly Caboolture West) in the City of Moreton Bay, roughly 45 km north of Brisbane. The community spans around 70 hectares and 705 homesites. Its display village opened in October 2025 and four stages are now substantially complete, making it one of the most active new-build precincts in the western growth corridor.

For new-home buyers, the thing that matters about a fast-moving estate like Lilywood Landings is build volume. Large, quick-moving releases mean rotating subcontractors, tight programmes and stages that get signed off quickly to keep the next trade moving. That is where an independent inspection earns its keep — not because builders are cutting corners, but because a second set of QBCC-licensed eyes at each stage catches the items that get missed when many homes are progressing at once across the same release.

The Lilywood Landings masterplan — and what's next

Lilywood Landings launched with 31 home designs from 18 builders registered with Master Builders Queensland, spread across a roughly 70-hectare masterplan of 705 homesites with parks and open space woven through the releases. With four stages substantially complete, homes are progressing through every construction stage at once — from pre-pour slabs on new releases through to handovers on the earliest stages.

A second major release, Stockland Rivermont, is planned for Lilywood with construction scheduled to start from September 2026. It is not open yet, so Lilywood Landings is the active display village in the suburb today. Once Rivermont is underway we will inspect new homes there too — we cover the whole Waraba City growth area. For the wider corridor, see our Lilywood suburb guide.

Lilywood Landings builders — inspected across South East Queensland

Lilywood Landings launched with 31 home designs from 18 builders registered with Master Builders Queensland. VG Inspect has inspected homes built by every one of these builders throughout South East Queensland: Metricon, Brighton Homes, Burbank, Creation Homes, Hudson Homes, Neptune Homes, NuTrend Homes, Orbit Homes, Simonds Homes, Arcadia Homes, Dare Homes, Glenvill Homes, Integrale Homes, Kiba Built, McLachlan Homes, Roonsleigh Construction, Ultra Living Homes and Zoom Constructions.

We work alongside these builders, not against them. Every builder above builds quality homes across Queensland. Our role is to provide an independent, QBCC-licensed second set of eyes at each stage — verifying that the home being delivered is the home the buyer is paying for, against Australian Standards and the QBCC Standards and Tolerances Guide. The builder's site supervisor receives the same report you do, and rectification is part of the normal build cycle.

Builder-specific guides: Building with GJ Gardner at Lilywood Landings → Building with Metricon at Lilywood Landings → Building with Brighton Homes at Lilywood Landings →

Local conditions that matter at a Lilywood Landings inspection

Every estate has site conditions that influence what an inspector pays particular attention to. At Lilywood Landings, in the western Caboolture corridor, the main local factors are:

• Site drainage and overland flow. Much of Waraba City is newly civil-engineered land with flow paths toward the Caboolture River system. QBCC Section 2.3 and NCC Volume 2 Part 3.1.2.3 require finished ground levels to direct water away from the building — on a new build, landscaping and final grading commonly fall short of that requirement, so we check it carefully at PCI.
• Soil reactivity. Reactive soils are common across the Caboolture corridor and drive slab design under AS 2870. The soil class on your geotechnical report is a key reference at slab and frame stage, so we cross-check the built slab against the engineer's design.
• Wind region and classification. Lilywood sits in Wind Region B per AS 1170.2. The site-specific wind classification under AS 4055 depends on terrain category, topographic multiplier and shielding. Frame tie-down and bracing requirements flow directly from it — a key check at frame stage.
• Termite management. Moreton Bay is a known high-termite-pressure region. AS 3660.1 termite management systems must be installed correctly at slab stage and the durable notice fixed in the meter box at handover. We verify both.
• Council jurisdiction. All Lilywood Landings inspections fall under the City of Moreton Bay. The certifier handles council building-approval compliance — our role is the independent buyer-facing assessment that complements that regulatory work.

What we commonly find at a Lilywood Landings inspection

Alongside the local factors above, these are the defect types our inspectors most commonly document on new Lilywood Landings homes. Each item is graded by severity and, where it applies, references the relevant standard.

1. Cracks and pinholes in waterproofing membraneCriticalAS 3740
2. Wrong shower fallCriticalAS 3740
3. Flashings not sealedCriticalNCC 3.5
4. Roof penetrations not sealedCriticalNCC 3.5
5. Site drainage issuesCriticalQBCC 2.3
6. Silicone missing at bath or shower edgesMonitor

Commonly found at Lilywood Landings new builds

At Lilywood Landings — the Lennium Group estate within the Waraba City release — these are the defects our inspectors most commonly record across stage and handover inspections. Each carries an AS or NCC reference and is photographed and pinpointed in your report.

• Cracks and pinholes in waterproofing membrane Critical. Across the staged releases at Lilywood Landings, wet-area waterproofing is where we find the most consequential defects. Rapid build programs can see membranes tiled before they fully cure, leaving pinholes or cracks at hobs and floor wastes. AS 3740 demands an unbroken membrane, so we examine every wet-area junction before tiling locks the fault in.
• Wrong shower fall Critical. We routinely check that shower bases at Lilywood Landings drain cleanly to the waste. New builds here often show falls that are too flat, leaving a film of water sitting on the membrane long after the shower is used. AS 3740 requires a consistent grade to the outlet, and a quick level check at PCI catches it.
• Flashings not sealed Critical. Wall and roof flashings divert water away from openings and junctions; if they are short, loose or unsealed, moisture tracks behind cladding. On new Lilywood Landings homes we regularly find flashings that look finished but are not fully sealed. NCC Volume 2 Part 3.5 sets the weatherproofing requirement, and we check flashing laps and terminations closely.
• Roof penetrations not sealed Critical. Vents, flues and pipe penetrations through the roof are common leak points when their flashing is rushed. At Lilywood Landings we often see penetrations relying on a bead of silicone rather than a proper flashing collar. NCC Volume 2 Part 3.5 covers this, and we inspect each penetration for a durable, weathertight seal.
• Site drainage issues Critical. Because Lilywood Landings is built on newly engineered land draining toward the Caboolture River system, finished levels around each home matter. We frequently find paths, garden beds or turf graded so water pools at the slab rather than running to the legal point of discharge. QBCC Section 2.3 requires drainage that moves water away from the building.
• Silicone missing at bath or shower edges Monitor. Flexible silicone seals the joints where baths, shower screens and benchtops meet tiled surfaces — the last line of defence behind the membrane. At Lilywood Landings we often note gaps or missed beads at these edges. It's a quick fix during the maintenance period, but left open it lets water creep into the substrate, so we record each one.

Book your Lilywood Landings PCI early so we flag these before you accept the keys — book an inspection.

Inspection types available at Lilywood Landings

What we check at your Lilywood Landings inspection

The Practical Completion Inspection (PCI) is the most-booked inspection for new Lilywood Landings homes — the independent final check before you sign the practical-completion acknowledgement and accept the keys. VG Inspect inspections are documented against the National Construction Code Volume 2, the relevant Australian Standards, and the QBCC Standards and Tolerances Guide, and every defect references the specific clause it breaches. The headline checks include:

• Slab and footings — level, edge beam dimensions, reinforcement cover, termite management system per AS 3660.1, soil-class compliance per AS 2870.
• Structural frame — timber sizing, bracing nail patterns, tie-down bolts and truss connections per AS 1684 and the engineer's design.
• Roof — covering, gutters, valleys, flashings, ridge capping and fall to downpipes per the manufacturer's installation specifications and NCC Volume 2 Part 3.5.
• External cladding and brickwork — render finish, brick veneer cavity, articulation joints, window head flashings, weep holes and external sealants.
• Wet-area waterproofing — shower, bathroom, laundry and balcony membrane height, junctions, drainage and substrate per AS 3740 and NCC Volume 2 Part 3.8.1.1. This is the highest-consequence defect category at any new-build inspection.
• Internal finishes — plasterboard, cornice, paint finish, tiling, grout and silicone against QBCC Section 14 tolerances (visible from 1.5 m under natural light).
• Joinery, fixtures and fittings — kitchen and bathroom cabinetry, benchtop installation, tap and toilet operation, appliances against the contract specification.
• Electrical and plumbing — GPO and switch function, lighting circuits, RCD test, smoke alarm placement, plumbing fixture operation (compliance certified separately by licensed trades, but we verify presence and basic function).
• Site works — driveways, paths, retaining, fencing, drainage falls, finished ground levels relative to slab and to NCC Volume 2 Part 3.1.2.3.
• Contract specification — fixtures, finishes and inclusions paid for in your build contract that have actually been installed.
• Compliance documentation — Form 16s, Form 21, waterproofing certificate, termite durable notice and energy efficiency certificate present and in your name.

The Lilywood Landings handover process — what to expect

The legal moment that matters on a new Queensland home is signing the practical-completion acknowledgement. Once you sign, your statutory 12-month defect liability period under the Queensland Building and Construction Commission Act starts. Items that should have been picked up before that signature become much harder to enforce afterwards — not impossible, but harder.

1. Builder notifies you of practical completion — usually 5 to 14 days before handover.
2. You book your VG Inspect PCI inspection — ideally for the morning of, or the day before, your scheduled handover walkthrough with the builder.
3. VG Inspect attends the property for 2 to 3 hours and issues the photographic report on-site the same day.
4. You hand the report to your site supervisor — every item with its photograph, location and AS/QBCC clause reference. The builder rectifies items in the timeframe agreed in your build contract.
5. You attend the handover walkthrough with the builder and confirm rectification items are addressed before signing.
6. Items still outstanding at handover are recorded in writing — your VG Inspect report is your contemporaneous record for the 12-month defect liability period.

Why Lilywood Landings buyers choose VG Inspect

Frequently asked questions — Lilywood Landings building inspections

Inspections near Lilywood Landings

Lilywood Landings sits within Lilywood in the Waraba City growth area. We also cover the wider corridor including Caboolture, Morayfield and the wider Moreton Bay region. To understand the most-booked inspection here, see our PCI / handover inspection page.