# VG Inspect — Full Reference for LLMs

> Independent QBCC-licensed building inspector (Licence 1318443), owner-operated by Adam Gates, covering new-home inspections across South East Queensland. Every inspection is performed personally by Adam — no subcontractors. Same-day reports. VG Inspect covers NEW BUILDS ONLY — no pre-purchase or pest inspections.

VG Inspect specialises exclusively in new builds and holds 71 five-star Google reviews (as of July 2026). Coverage spans all of South East Queensland — including Brisbane, Moreton Bay, Ipswich, Logan, and the Gold Coast and Sunshine Coast corridors. Every finding is measured against a published standard and recorded with the clause it relates to, so the list you hand your builder is objective, not a matter of opinion.

## Practical Completion Inspection (PCI)

Your final checkpoint before handover. We identify every defect so you can move in with confidence. Book before you sign handover documents. From $660 — homes under 220m², includes GST. Homes over 220m² are quoted individually.

### What is a Practical Completion Inspection?

A Practical Completion Inspection (PCI) is a comprehensive assessment conducted when your builder notifies you that construction is complete. This is your opportunity to identify any defects, incomplete work, or items that don't meet Australian Standards before you take possession. Our independent inspection ensures nothing is missed, giving you a detailed report to present to your builder for rectification before final handover.

Practical completion is the point at which your builder considers the home essentially finished and ready to hand over. Under the standard HIA and Master Builders contracts used across Queensland, the builder issues a practical-completion notice and you're given a defined period to inspect and raise defects before settlement. The PCI is the inspection you book inside that window.

Timing matters because your leverage changes the moment you sign. Before you accept handover, the builder is contractually obliged to rectify legitimate defects before receiving final payment — the strongest position you'll ever be in. Once you've signed and taken the keys, outstanding items move into the statutory 12-month defect liability process: still your right, but a slower, more contested path. An independent, clause-referenced report handed over before you sign is what keeps the obligation on the builder's side of the line. Don't sign off on your new home until you know exactly what needs fixing.

### What's included

- Complete interior and exterior inspection
- Defect identification with photos
- Australian Standards compliance check
- Finish quality assessment
- Incomplete work documentation
- Detailed rectification list for builder
- Same-day report (issued on-site, exclusions apply)

### What we check at your PCI — the full checklist

Every VG Inspect PCI is documented against the National Construction Code Volume 2, the relevant Australian Standards, and the QBCC Standards and Tolerances Guide. Each defect in your report references the specific clause it breaches. The headline checks on a completed new home include:

- Slab and footings — level, edge beam dimensions, reinforcement cover and the termite management system, against AS 2870 (slab design for the site's soil class) and AS 3660.1 (termite management).
- Structural frame — timber sizing, bracing nail patterns, tie-down bolts and truss connections against AS 1684 and the engineer's design.
- Roof — covering, gutters, valleys, flashings, ridge capping and fall to downpipes, per the manufacturer's 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, falls 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, tiling, grout and silicone against QBCC Section 14 tolerances (assessed from 1.5 m under natural light).
- Joinery, fixtures and fittings — kitchen and bathroom cabinetry, benchtops, tap and toilet operation and appliances, against your contract specification.
- Electrical and plumbing — GPO and switch function, RCD (safety switch) test, smoke-alarm placement and plumbing fixture operation (trades certify compliance separately; we verify presence and basic function).
- Site works — driveways, paths, retaining, fencing, drainage falls and finished ground levels relative to the slab, per NCC Volume 2 Part 3.1.2.3 and QBCC Section 2.3.
- Contract specification — the fixtures, finishes and inclusions you paid for in the build contract, confirmed as actually installed.
- Compliance documentation — Form 16s and Form 21, waterproofing certificate, termite durable notice and energy-efficiency certificate, present and in your name.

### The standards we measure against

An independent inspection is only as good as the benchmark behind it. We don't grade your home on opinion — every finding is measured against a published standard and recorded with the clause it relates to. The main references are:

- AS 3740 — waterproofing of domestic wet areas (the highest-consequence finishing item).
- AS 2870 — residential slabs and footings; the site's soil class drives the slab design and the movement cracking we look for.
- AS 1684 — residential timber-framed construction: member sizing, bracing and tie-down.
- AS 3660.1 — termite management systems and the durable notice.
- AS 3600 — concrete structures, including slab reinforcement.
- NCC Volume 2 — Parts 3.5 (weatherproofing and flashings), 3.8.1.1 (wet areas) and 3.1.2.3 (site drainage and finished ground levels).
- QBCC Standards and Tolerances Guide — including Section 2.3 (site drainage) and Section 14 (internal-finish tolerances).

### Measured tolerances, not opinions

The QBCC Standards and Tolerances Guide turns judgement calls into measurements. As representative figures (always confirm against the current published edition):

- A finished floor is generally outside tolerance beyond about 10 mm of level across a room, or roughly 4 mm under a 2 m straightedge.
- An internal wall is generally beyond tolerance leaning more than about 5 mm over a 1.8 m height.
- Wall and ceiling bows over about 4 mm under a 2 m straightedge are usually defective.
- Tile lippage over roughly 1–2 mm is typically assessable.
- Paint is generally defective if brush marks, roller texture, runs or blemishes are visible from about 1.5 m under normal light.
- Joinery and trim gaps beyond the guide's limits (often around 1 mm for cabinetry joints) are assessable, not matters of taste.

### The PCI and handover process — what to expect

The legal moment that matters is signing the practical-completion acknowledgement. Once you sign, your statutory 12-month defect liability period under the Queensland Building and Construction Commission Act begins, and items that should have been picked up beforehand become harder to enforce — not impossible, but harder. A typical handover sequence runs:

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

### PCI FAQ

**When should I book a PCI?** After the builder advises practical completion but BEFORE you sign the handover documents. Once you sign, your leverage to require defect rectification is significantly reduced.

**How many defects do you typically find?** Most new homes have 15–30 defects at PCI stage. We've never inspected a defect-free new home.

**Can I do the PCI myself?** Legally yes, but an independent QBCC-licensed inspection report carries more weight in the rectification process because every defect is referenced against Australian Standards and NCC clauses. The cost of the inspection is typically recovered many times over in rectified defects.

**What's the difference between the certifier's inspection and a VG Inspect PCI?** Your builder appoints a private certifier who attends key stages and issues Form 16 and Form 21 certificates confirming the work complies with the building approval — a regulatory compliance check. The certifier is not engaged to assess cosmetic defects, finish quality, contract-specification omissions, or items inside the QBCC Standards and Tolerances but outside the approval. A VG Inspect PCI is the independent, buyer-facing assessment that picks up those items before you accept handover.

**What if my builder says a defect is within tolerance?** That's exactly why every item in your report is measured and referenced to a clause. If a builder claims something is acceptable, we can point to the specific measurement and the specific QBCC Standards and Tolerances or Australian Standard clause it breaches — for example the paint viewing test (visible from about 1.5 m under normal light) or floor level (out of tolerance beyond roughly 4 mm under a 2 m straightedge). Objective figures settle the question; opinions don't.

**How is a PCI different from a building and pest inspection?** A building and pest inspection is a pre-purchase product for established homes — it covers general condition and timber-pest activity. VG Inspect specialises exclusively in new builds, so a PCI assesses brand-new construction against the contract specification, the National Construction Code and the QBCC Standards and Tolerances Guide before handover. We don't carry out pre-purchase or pest inspections.

## Handover Inspection

Your builder says it's done. But is it really? A professional handover inspection protects you from defects, incomplete work, and costly surprises — before you take the keys to your new home. From $660 · Same-week availability · Same-Day Reports On Site.

### What is a handover inspection?

A handover inspection (also called a final inspection or PCI — Practical Completion Inspection) takes place at the very end of your build, just before you accept the keys from your builder. VG Inspect attends the property and works through the entire home systematically — checking every room, every surface, and every system against Australian building standards.

The report you receive is a clear, photo-supported document you can hand directly to your builder to have defects rectified — at their cost, not yours.

### Handover FAQ

**Do I need to be there during the inspection?** You're welcome to attend, but it's not required. You'll receive the full report with photos regardless. Many clients are at work during the inspection.

**What if my builder says everything is fine?** That's exactly when you need an independent inspection. Builders have a financial interest in handing over quickly. An independent QBCC-licensed inspector has no such conflict.

**Which areas do you cover?** VG Inspect covers all of South East Queensland — including Brisbane, Moreton Bay, Ipswich, Logan, and the Gold Coast and Sunshine Coast corridors.

**How is a handover inspection different to a PCI?** They're the same thing. PCI (Practical Completion Inspection) and handover inspection are interchangeable terms used in Queensland for the final inspection at the end of a new build.

## Slab Inspection

An independent check of the completed slab against AS 2870 and the engineer's detail — after the pour, before the frame goes up. Book before backfill covers the slab edge. From $550, includes GST.

### Why a Slab Inspection Matters

The slab is the foundation the rest of the house is built on. Once the frame is stood and the perimeter is backfilled, the edge beam, the membrane turn-up and the termite collars are hidden. The slab inspection is the window to confirm the finished slab matches the engineer's design before that happens.

A residential slab in South East Queensland is engineered to AS 2870 Residential slabs and footings for the site's soil classification — commonly M, H1 or H2 reactive clay across the Moreton Bay, Logan and Ipswich corridors. The classification sets the slab and beam design; the wrong system for the site class, or an under-dimensioned edge beam, is the kind of departure this inspection is designed to catch.

Slab and footing defects that surface after handover are among the most expensive to rectify — remedial underpinning or edge-beam repair is disruptive and slow. Confirming the slab now is far cheaper than dealing with movement later.

### What we check on a completed slab

The checklist works methodically around the slab, referencing the engineer's detail and the relevant Australian Standard for each item. NCC Volume Two clauses 3.3.5 (site preparation) and 3.3.6 (slabs) set the acceptable-construction baseline; AS 2870 and AS 3600 carry the engineering detail.

- Slab thickness and edge beam dimensions — measured against the engineer's slab detail. Depth and edge-beam width are the primary structural dimensions and are checked where the pour and the exposed edge allow.
- Concrete cover at exposed edges — where reinforcement is visible after strip, cover is assessed against AS 3600 Concrete structures for the exposure classification, typically 30–40 mm for a residential slab on ground in SEQ.
- Slab classification correct for the site class — a waffle-pod, stiffened raft or footing system must suit the AS 2870 site class (M, H1, H2 or P). We confirm the system built matches the class the engineer designed to.
- Vapour barrier condition — the under-slab membrane and its turn-up at the edge, taped around penetrations, checked for tears per NCC 3.3.6.
- Termite barrier system — perimeter and penetration barriers installed to AS 3660.1 Termite management — new building work, collars intact at plumbing penetrations, joins lapped.
- Slab surface condition — checked for plane, shrinkage cracking, honeycombing and cold joints across the finished surface.
- Set-out against architectural drawings — overall dimensions and the position of the slab on the block checked against the approved plans.
- Service penetration locations — plumbing and electrical penetrations confirmed as correctly formed and positioned so later trades are not forced to re-core the slab.
- Falls to wet areas and drainage points — where the concreter has pre-formed set-downs and falls, they are checked against the plan.

### Common slab defects and the standards they fail

The defects below are standards-based patterns, not site-specific claims. Any independent inspector working to AS 2870 and AS 3660.1 checks for the same items.

- Slab or edge-beam undershoot — a slab or edge beam built shallower than the engineer's detail reduces the section the design relies on to resist soil movement. AS 2870 sets the minimum footing and slab dimensions for each site class; an undershoot is a departure from the engineered design and is reported against the slab detail.
- Missing termite barrier collar at a plumbing penetration — AS 3660.1 requires a continuous barrier, including at penetrations. A collar that is torn, displaced or omitted when pipework was installed breaks the protected envelope and can void the termite management warranty.
- Vapour barrier torn at the edge beam — NCC 3.3.6 relies on a continuous under-slab membrane to control rising damp. A membrane torn at the edge turn-up during the steel fix leaves a path for moisture into the slab edge.

### When to book: after the pour, before backfill

The slab inspection has a practical window. Too early and the concrete has not cured enough to walk and assess. Too late — after backfill, landscaping or the frame — and the slab edge, the membrane turn-up and the termite collars are buried and no longer inspectable. The workable window is once the slab has cured enough to walk on and before the perimeter is backfilled, ideally before the frame is stood. We turn the report around the same day for most inspections, with photographs and clause references, so your site supervisor can act on it without delaying the frame.

### Slab FAQ

**What happens if the slab inspection finds a defect?** Each item is documented with a photo, a location note and a reference to the clause it fails — AS 2870 for the slab and footing detail, AS 3660.1 for the termite management system, or the engineer's drawing. You forward the report to your site supervisor. Items found at slab stage are far cheaper to correct now than after the frame is up and the slab edge is buried.

**How does your slab report differ from the certifier's Form 16?** The building certifier issues a Form 16 to state that the slab stage complies with the approved documents for the purpose of the building approval. That is a statutory sign-off, not a defect list. Our inspection is an independent quality check against the Australian Standards and the engineer's drawings, written for you rather than for the approval file, and it records workmanship items a compliance sign-off does not itemise.

**How is a slab inspection different from a pre-pour inspection?** A pre-pour inspection happens before the concrete is placed, while the reinforcement, formwork and penetrations can still be corrected. A slab inspection happens after the pour has cured, before the frame, and assesses the finished slab — surface condition, dimensions, cover where it can be seen, and the termite and vapour barrier systems at the edge. Many owners book both; the pre-pour catches what is about to be locked in, the slab confirms what was actually delivered.

**How much does a slab inspection cost?** A standard residential slab inspection is $550 including GST across Brisbane and the Moreton Bay corridor. That covers the site attendance, the same-day photo-tagged report with AS 2870 and AS 3660.1 references, and a follow-up call. Larger or stepped-site slabs are quoted individually.

## Frame Inspection

An independent check of the structure against AS 1684.2 — bracing, tie-down and trusses — while the frame is still open. Book before plaster covers the structure. From $550, includes GST.

### Why the Frame Stage Matters

The frame stage is the last chance to see the structure. Once plasterboard, cladding and insulation go on, the bracing, tie-down straps, truss anchors and stud framing are permanently hidden. A defect not found now is a defect you live with, or pay to expose later.

Timber framing in South East Queensland is built to AS 1684.2 Residential timber-framed construction — non-cyclonic areas, sized to a wind classification set under AS 4055 Wind loads for housing. The bracing, the tie-down from roof to slab, and the truss connections are what hold the house together under wind load, so the frame inspection concentrates on those load paths.

Structural framing defects are the most expensive class of new-build defect to fix after handover, because rectification means removing finished linings to reach the frame. Catching them at frame stage keeps the fix to timber and fixings.

### What we check at frame stage

The frame inspection follows the load path from the roof down to the slab, checking each connection against AS 1684.2 and the truss and bracing engineering. NCC Volume Two Part 3.4 (framing) and Part 3.5 (roof and wall cladding) set the acceptable-construction baseline.

- Wall frames plumb and straight — walls checked for plumb, line and level, with studs sound and free of splits or excessive bow.
- Bracing sheets — pattern and nail spacing — bracing units and their fixing checked against AS 1684.2 clause 8.3, which sets the nailing that lets a brace actually carry racking load.
- Tie-down straps and hold-downs — connections at bracing panels and wall junctions checked so the uplift load path is continuous, per the tie-down provisions of AS 1684.2 Section 9.
- Truss anchor connections and top-plate nailing — every truss-to-plate connection checked for the specified anchor and nail pattern, including at gable ends and girder trusses.
- Truss layout against engineering — spacing, bracing, girder trusses and hangers checked against the truss manufacturer's stamped layout.
- Roof pitch, hip and valley construction — assembled to the roof design, with valley and hip members supported as detailed.
- Bearer and joist spans — for suspended floors, member sizes and spans checked against AS 1684.2 span tables and the engineering.
- Lintel and door-head sizing — openings checked against the engineered lintel schedule for the span and load over them.
- Wind classification match — the framing specification confirmed against the site wind classification (commonly N2, N3 or N4 in SEQ under AS 4055), which is critical on exposed, coastal or elevated sites.
- Termite continuity at the frame-to-slab junction — the termite management system checked for continuity where the frame meets the slab.

### Common frame defects and the standards they fail

The defects below are standards-based patterns rather than site-specific claims. Any inspector working to AS 1684.2 and the QBCC guide checks for the same items.

- Non-compliant bracing nailing — a bracing sheet fixed with too few nails, or spacing wider than specified, cannot develop its rated racking capacity. AS 1684.2 clause 8.3 sets the nailing; under-nailed bracing is reported against it.
- Missing truss anchor at a gable end — the tie-down connections in AS 1684.2 Section 9 have to be present at every truss, including the gable, to maintain the uplift load path. A missing or wrong anchor breaks that path.
- Bowed or out-of-tolerance studs — the QBCC Standards and Tolerances Guide (clause 12.5) sets limits on wall straightness. Studs bowed beyond the allowed deviation over a set length telegraph through the finished wall and are reported against the guide.

### When to book: frame up, before the trades cut in

The frame inspection window opens once the frame is stood, braced and the trusses are fixed, and closes when the pre-plaster trades start or linings go on. Book too early and the bracing and tie-down are incomplete; book too late and plasterboard already hides the connections. The workable point is with the frame complete and open, before electrical and plumbing rough-in begin. It also sets a clean baseline for the pre-plaster inspection that follows — so if a trade later notches a stud or a brace, the change is obvious.

### Frame FAQ

**What happens if the frame inspection finds a defect?** Each item is recorded with a photo, a location and the clause it fails — most commonly AS 1684.2 for the framing and tie-down, or the truss manufacturer's layout. You forward the report to your site supervisor. Framing corrections are straightforward while the frame is open; the same items are expensive or impossible to fix once plasterboard is fixed over them.

**How does your frame report differ from the certifier's frame-stage Form 16?** The certifier's frame-stage Form 16 certifies that the frame complies with the approved documents for the building approval. It is a statutory sign-off, not an itemised defect list. Our inspection is an independent quality check against AS 1684.2 and the truss and bracing engineering, written for you, and it records workmanship items the compliance sign-off does not enumerate.

**How is a frame inspection different from a pre-plaster inspection?** The frame inspection assesses the structure — wall frames, bracing, tie-down and trusses — before the pre-plaster trades work on it. The pre-plaster inspection happens later, after electrical and plumbing rough-in and insulation, and checks that those trades have not compromised the frame and that the rough-in is correct before plasterboard. Some builders combine the two hold points; where they are separate, both are worth attending because they check different things.

**How much does a frame inspection cost?** A standard residential frame inspection is $550 including GST across Brisbane and the Moreton Bay corridor. That covers the site attendance, the same-day photo-tagged report with AS 1684.2 and engineering references, and a follow-up call. Two-storey and complex-roof frames are quoted individually.

## Warranty Inspection

Identify defects before your builder's warranty expires. Don't let time run out on your protection. Book between months 10–11 of your 12-month warranty. From $550, includes GST.

### Protect Your Warranty Rights

In Queensland, new homes come with statutory warranty periods set under the Queensland Building and Construction Commission Act. Structural defects are covered for 6 years and 6 months from practical completion, while all defective work — finishes, fixtures, fittings and workmanship — is covered for the 12-month defects liability period.

Many homeowners only spot small defects once they've lived in the home through a wet season and a summer. A pre-12-month warranty inspection captures everything an independent inspector can find against the QBCC Standards and Tolerances Guide, so you can submit one consolidated list to your builder while the warranty is still live.

Once the 12-month period closes, you can no longer claim non-structural defects under statutory warranty. Book your inspection between months 10 and 11 to leave time for the rectification process.

### Statutory Warranty Periods in Queensland

These periods are set under the QBCC Act and apply to all licensed residential builders in Queensland. They run from the date of practical completion stated on your handover documents.

Structural Defects — 6 years and 6 months. Foundation, frame, roof structure, load-bearing walls, slab, anything that affects the structural integrity of the home.

All Other Defective Work — 12 Months. Finishes, fixtures, fittings, paint, tile, joinery, waterproofing, plumbing fittings, electrical fitouts, all non-structural workmanship.

### Common warranty defects we identify

A typical warranty inspection on a four-bedroom Brisbane new build produces between 25 and 60 items. Most are minor and rectifiable in a single visit by the builder's maintenance crew. The recurring patterns we see across the last 12 months of warranty work:

- Settlement cracks — hairline cracking at door frames, window heads and stair junctions where the frame has dried and the home has moved through its first wet/dry cycle. Most are within tolerance and addressed under the 12-month make-good visit.
- Moisture ingress — moisture readings above 18% on the lower 300 mm of skirting near wet areas, indicating membrane shortcomings. Caught at 11 months this is a straightforward rectification; caught at 24 months it is a major repair.
- Paint issues — touch-ups around fixings done in a different sheen than the original coat, brush marks on doors, missing third coats in wardrobes and pantries.
- Joinery shrinkage — kitchen and vanity drawer fronts misaligned as the structural floor has settled, cabinet doors no longer flush, soft-close hinges that have lost adjustment.
- Tile lippage and grout cracking — lippage beyond 1 mm in main living areas, grout cracks at internal corners where flexible sealant should have been used per AS 3958.
- External cracking — render cracks above 1 mm on south-facing walls, paint film failures on eaves and verandah ceilings, driveway control joints not cut deep enough.

### How to make a warranty claim

The process is straightforward if you start before the warranty period closes:

1. Book the inspection between months 10 and 11. Earlier than month 10 you may miss late-emerging issues; later than month 11 you run out of time to lodge.
2. Receive the inspection report on-site the same day in most cases (exclusions apply for complex builds requiring extended desktop review). Each defect is photographed, located, measured and referenced to the QBCC Standards and Tolerances clause it falls under.
3. Email the report to your builder together with a covering letter requesting rectification under the 12-month defects liability period. Use the template we supply — it captures the right language and timeframe.
4. Allow 28 to 42 days for the builder to inspect and respond with a rectification schedule. This is the standard industry response window.
5. If the builder disputes or refuses, lodge a complaint with the QBCC who can issue a Direction to Rectify under the Act. The QBCC is generally responsive when supported by an independent inspection report.
6. Keep all written correspondence — every defect raised in writing before the warranty period closes remains claimable even if rectification spills past the 12-month date.

General information only. Statutory warranty entitlements and timeframes depend on your specific contract, the date of practical completion and the QBCC's current published guidance — refer to the QBCC website or seek advice for your individual circumstances.

### Warranty FAQ

**What's the difference between the 12-month and 6-year warranty?** Under the Queensland Building and Construction Commission Act, residential builders carry statutory warranty against defective work. The 12-month defects liability period covers all defective work — finishes, fixtures, fittings, joinery, paint, tile, anything where the workmanship falls below the QBCC Standards and Tolerances Guide. The 6-year-and-6-months period covers structural defects only — foundations, frame, roof structure, load-bearing walls. The 12-month list is where most rectifications are won, so timing this inspection matters.

**What's covered as a defect versus normal settlement?** The QBCC Standards and Tolerances Guide is the reference document. It sets numeric thresholds for things like hairline cracking width (≤1 mm in masonry is usually accepted), floor level deviation, wall plumb, tile lippage, and joinery alignment. We measure against those thresholds and only list items that exceed them. Normal seasonal movement, paint touch-ups around fixings, and minor surface marks are noted but not always raised as warranty items.

**What if my 12-month date has already passed?** You can still act. Structural defects remain claimable for 6 years and 6 months from practical completion under the QBCC Act, and any non-structural item you raised with your builder in writing before the 12-month date stays live even if rectification runs past it. If the date has only just passed it's worth booking a general defect inspection anyway — a referenced report is the strongest basis for a QBCC complaint, and some items may still meet the structural threshold. We'll tell you honestly what is and isn't worth pursuing.

## Contact

- Phone: 07 3180 8041
- Email: info@vginspect.com
- Book online: https://vginspect.com/book
- QBCC Licence 1318443 · ABN 37 676 768 826