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

$550Same-day report · QBCC 1318443

Call 07 3180 8041 — same-week availability

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.

What's Included

Complete building assessment, inside and out
Defect identification against QBCC S&T Guide
Settlement crack evaluation and measurement
Moisture meter scan and water ingress check
Tile, paint, joinery and finishes assessment
Photo-tagged defect list with clause references
Builder notification letter template
Same-day report (issued on-site, exclusions apply)

From $550

Includes GST

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 yrs 6 mths

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.

What's covered under builder warranty

The 12-month defects liability period is broader than most homeowners realise. Anything where workmanship or materials fall below the QBCC Standards and Tolerances Guide is a claimable defect. Specific examples we routinely document on warranty inspections:

Internal finishes — paint runs, blemishes, poor coverage on architraves, visible touch-up marks under raked light, drywall jointing telegraphing through the paint.
Tile work — lippage above 1 mm between tiles, grout cracking at internal corners (these need flexible sealant per AS 3958, not grout), hollow tiles, falls to drains within tolerance.
Waterproofing — visible failure at shower hobs, leaking shower screens, moisture readings on adjoining walls indicating membrane failure (where the failure causes or is likely to cause structural damage it may meet the QBCC structural defect criteria and remain claimable beyond 12 months — assessed case by case).
Joinery and doors — drawer fronts misaligned, cabinet doors out of square, internal doors binding or with reveals out of plumb, hinges loose, soft-close mechanisms failed.
Windows and glazing — seals leaking, locks failing, sliders not running freely, condensation between double-glazed panes (manufacturer warranty in addition).
External and site work — cracking in render and acrylic finishes, paint peeling on eaves, driveway and path cracks beyond 1 mm, fence panels installed off plumb, retaining wall movement.
Plumbing fittings — mixers loose, drains slow, leaking tap connections, hot-water unit installation issues, gas appliance commissioning items.

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.

Real example we've documented

A recent warranty inspection on an 11-month-old home in the Moreton Bay corridor turned up hairline render cracking the owner had written off as cosmetic — but the moisture meter read above 18% on the skirting below a first-floor ensuite, pointing to a waterproofing membrane failure rather than settlement. Measured against the QBCC Standards and Tolerances Guide and AS 3740 (waterproofing of domestic wet areas), it was listed as a claimable defect. Because it was caught at 11 months it was a make-good under the defects liability period; at 24 months the same failure is a re-tile and re-membrane at the owner's cost. It's a textbook case of why these turn up on our common defects found at handover list — the ones missed at PCI resurface at the 12-month mark.

How to make a warranty claim

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

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.
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.
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.
Allow 28 to 42 days for the builder to inspect and respond with a rectification schedule. This is the standard industry response window.
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.
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.

Frequently asked questions

When should I book my warranty inspection?

Book between months 10 and 11 of the 12-month defects liability period. That gives us time to inspect, write the report, and leaves you four to eight weeks to lodge the defects list with your builder before the period closes. Booking inside the last fortnight is risky — if your builder disputes any item you want time to follow the QBCC process while the warranty is still live.

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.

How do I lodge a warranty claim with my builder?

Send the defects list to your builder in writing (email is fine) before the warranty period closes, attaching our report. Give them a reasonable timeframe — typically 28 to 42 days — to inspect and respond with a rectification schedule. If they refuse, dispute items, or fail to rectify within the agreed window, you can lodge a complaint with the QBCC who will issue a direction to rectify under the Act.

What does the report include?

A same-day PDF issued on-site (most inspections, exclusions apply), typically 25–40 pages depending on the property size. Each defect has a photo, location reference, measurement where relevant, the specific QBCC Standards and Tolerances clause that applies, and a recommended rectification. Builders take a referenced, photographed report far more seriously than a phone call or a generic list — that's the whole point of getting an independent inspector involved.

How much does a warranty inspection cost?

A pre-12-month warranty inspection is $550 including GST for a standard freestanding home across Brisbane and South East Queensland. That covers the full internal and external assessment, moisture-meter scan, the same-day photo-tagged report with QBCC Standards and Tolerances clause references, and the builder notification letter template. Larger homes and dual-occupancy properties are quoted individually — send us the address and floor area and we'll confirm before you book.

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.

What's included in a warranty inspection?

A full internal and external assessment of the home — every room, wet area, ceiling, external wall, eaves, driveway, paths and fencing — measured against the QBCC Standards and Tolerances Guide. It includes a moisture-meter scan around wet areas and windows, settlement-crack evaluation, a check of tiles, paint, joinery and plumbing and electrical fit-off, a photo-tagged defect list with the clause each item breaches, and a builder notification letter template you can send straight to your site supervisor.

How long does the inspection take?

Allow around 2 to 3 hours on site for a standard freestanding home, longer for larger or dual-occupancy properties. Adam works methodically through the whole home so nothing is missed, and in most cases the photo-tagged report is emailed to you the same day — usually before he leaves site.

Do I need to be on-site during the inspection?

No — you don't have to be there for the whole inspection, though you're very welcome to attend and walk the home with Adam at the wrap-up. Many owners are still living in the home at 11 months, so we just need access arranged. If you do attend, it's the best way to understand each defect and why it matters before you raise it with your builder.

Do I get a same-day report?

Yes. For most inspections the photographic PDF report is issued on-site the same day (some exclusions apply for complex builds needing extended desktop review). Every defect is recorded with a photo, its location, a measurement where relevant, the specific QBCC Standards and Tolerances clause it breaches and a recommended rectification — so you can lodge with your builder straight away while the warranty window is still open.

What if the builder disputes an item on the list?

That's exactly why every item is measured and referenced to a clause rather than described as an opinion. If the builder claims something is acceptable, we can point to the specific measurement and the QBCC Standards and Tolerances or Australian Standard clause it breaches. If they still dispute or refuse to rectify, you lodge a complaint with the QBCC, who can issue a Direction to Rectify under the Act — and the QBCC is generally responsive when the claim is supported by an independent, referenced inspection report.

Are you QBCC licensed?

Yes. VG Inspect holds QBCC licence #1318443 and inspections are carried out personally by Adam. An inspection and report from a QBCC-licensed inspector carries real weight in the rectification process, because every finding is tied to a published standard rather than a matter of opinion.

What suburbs and areas do you cover?

We inspect right across Brisbane and South East Queensland, including the northern growth corridors around Moreton Bay, Caboolture, Burpengary and Narangba, out to Ipswich, Logan and the Redlands, and down to the Gold Coast and Sunshine Coast fringes. If you're unsure whether your address is covered, call us on 07 3180 8041 and we'll confirm before you book.

Can I use the report in a QBCC dispute?

Yes — that's a large part of the point. The report is a contemporaneous, photographed and clause-referenced record of the home's condition inside the warranty period, which is the strongest basis for a QBCC complaint if the builder won't rectify. Keep it, along with all written correspondence: any defect you raised in writing before the 12-month date stays claimable even if the rectification runs past it.

How is this different from the builder's own certifier?

Your builder's private certifier attends key stages and issues Form 16 and Form 21 certificates confirming the work complies with the building approval — a regulatory compliance check, not a defect assessment on your behalf. The certifier is not engaged to measure finish quality, tolerances, or emergent first-year defects. A VG Inspect warranty inspection is the independent, owner-facing assessment that measures the home against the QBCC Standards and Tolerances Guide and hands you a claimable defects list before the warranty window closes.

Common Warranty Issues at a Glance

Settlement Cracks

Wall and ceiling cracks from settling

Water Ingress

Leaks around windows, doors, roofs

Poor Workmanship

Finishing issues, paint, tiling

Component Failure

Fixtures not performing as expected

Many of the defects we list at 11 months trace back to items missed earlier in the build. If you're still under construction, our practical completion inspection catches most of them before handover, and the common defects found at handover guide shows what to watch for. We inspect right across the Moreton Bay region and the wider SEQ growth corridors.

Don't Let Your Warranty Expire