Quick answer: A new home in Victoria moves through six building inspection stages: pre-slab, frame, lock-up, fixing and waterproofing, practical completion, and a maintenance check near the end of the warranty period. Three of these (pre-slab, frame and final) are mandatory under the Building Act 1993. The rest are independent inspections you arrange to check the quality of the work before each stage is covered up.
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Building a new home is one of the biggest purchases most people make. The catch is that much of the construction process hides earlier work as it moves forward. Once the concrete slab is poured or the plaster goes on, what sits behind it is gone from view for good. That is why inspections occur at set points during the build rather than all at the end.
A Deakin and Griffith University audit of new apartment buildings found that 74% of those in Victoria had at least one defect. Catching a problem while it is still visible costs far less than fixing it after handover. Stage inspections give you a record of the work at each point and a chance to have faults corrected before the next trade starts.
Key Takeaways:
- A standard Victorian home build passes through six inspection stages, from pre-slab through to the end of the warranty period.
- Three stages are mandatory under the Building Act 1993: pre-slab, frame and final.
- Mandatory inspections by your building surveyor check code compliance. They do not assess the quality of finishes or workmanship.
- Independent stage inspections work in your interest and look at build quality, not minimum compliance alone.
- Every inspection must occur before the next trade covers the work.
- A dated inspection report with photos supports any warranty claim you make later.
The Main Building Inspection Stages Explained
Here is what happens at each of the main stages. For everyone, you will see what it covers, when the inspection occurs, and what a good building inspector looks for.
1. Pre-Slab (Base) Stage — Mandatory
The pre-slab inspection is the first check and one of the most important. It happens after the formwork, steel and drainage pipes are in place, but before any concrete is poured. Once the slab is down, nothing underneath it can be seen or changed.
An inspector looks at the steel reinforcement and the bar chairs holding it at the right height. They also check the vapour barrier under the slab. Footing depth and width are measured against the approved building plans and the structural engineer’s drawings. The work must meet Australian Standard AS 2870 for residential slabs. Damaged vapour barriers and steel sitting at the wrong height are common finds here.
Pre-slab is a mandatory notification stage under Regulation 167 of the Building Regulations 2018. Your builder must notify the relevant building surveyor when the site is ready, and work should not continue until the surveyor approves the slab.
2. Frame Stage — Mandatory
The frame stage inspection takes place once the wall and roof framing is complete, before insulation and plasterboard go in. The frame is the skeleton of the home. Any problem here affects everything built on top of it.
A frame inspection checks the structural frame against the engineering plans. This covers the wall studs, lintels and roof trusses. Bracing and tie-down connections get checked too. The work is measured against AS 1684 for timber framing and the National Construction Code. Missing bracing, under-nailed connections, and trusses cut on-site are the sort of issues that turn up at this stage.
The frame is also a mandatory stage. The builder must notify the surveyor and hold off on covering the frame until the inspection is passed.
3. Lock-Up (Pre-Plaster) Stage — Independent
Lock-up is reached when the roof is on and the external walls, windows and doors are in. The home is now weather-tight. The stage is also called pre-plaster, because it is the last clear look at the build before the internal wall linings go up.
A lot sits inside those walls. Plumbing rough-ins and electrical cabling run through the frame at this point. So do the insulation batts and ducting, which also affect the home’s energy efficiency. A lock-up inspection checks that these are correctly installed and that nothing has damaged the frame during the service’s fit-out. After the plaster is on, reaching a fault here means cutting into the walls.
Lock-up is not a mandatory stage of notification for a standard home. It is an independent inspection you arrange, and it catches problems that the mandatory checks do not catch.
4. Fixing and Waterproofing Stage — Independent
This stage covers waterproofing wet areas and fixing internal joinery. The inspection takes place after the waterproofing membrane is laid but before tiling and painting begin.
Wet areas are a frequent source of expensive defects. An inspector checks that membranes are applied to the right height and that floor falls run towards the drains. They also look at the fixing work. This includes skirtings, architraves, and the way the doors and door openings have been hung. Poor workmanship at this stage often goes unnoticed until a leak appears months later.
Industry research shows how costly that rework becomes. A study of 346 Australian construction projects recorded 19,600 separate rework events over six years, at an average cost of 39% of the original contract value. Much of that traces back to faults that an inspection would have flagged early. Waterproofing sits outside the standard mandatory stages, so an independent check here is worth booking.
5. Practical Completion Inspection (PCI) / Handover — Final
The practical completion inspection is the final stage before you take possession. The builder declares the home practically complete. This is your last clear chance to list defects before handover and your final payment.
The inspector goes through the finishes, fixtures and fittings. They check the paintwork, tiling and cabinetry. They test how doors and windows operate and confirm the home matches the building contract. Every fault is documented in a detailed report that you hand to the builder to fix before settlement. A final inspection by the surveyor also confirms the building is compliant before an occupancy permit is issued.
The final stage is mandatory for the surveyor’s compliance sign-off. Booking your own inspector alongside it means someone is checking the finish quality in your interest, not only against the minimum code.
6. Maintenance and Warranty Stage — Independent
The last inspection comes near the end of the builder’s warranty period. This is usually around the three-month mark or before the defects liability period closes. New homes settle and move in their first months. Faults that were not visible at handover often surface in this window.
An inspector looks for slab cracking and gaps opening at cornices. Sticking doors and other settling-related movement get noted as well. Reporting these minor defects before the warranty period ends keeps the builder on the hook to fix them. Miss the window, and the repair bill lands on you.
Mandatory Inspections vs Independent Inspection
The two types of inspection serve different purposes. Knowing the difference saves a lot of confusion later.
Many homeowners assume the surveyor’s mandatory inspections cover everything. They do not. A mandatory inspection confirms the building meets the Building Code of Australia and the building permit up to that point. It is about compliance, and the surveyor (sometimes called a building certifier) acts for the building’s legal sign-off. An independent inspection works for you and looks closely at the standard of the work itself.
Mandatory inspections | Independent stage inspections | |
Who arranges it | Builder notifies the building surveyor | You book it directly |
Who it works for | Legal compliance of the build | You, the owner |
What it checks | Code and permit compliance at set stages | Quality of workmanship and finishes |
Stages covered | Pre-slab, frame, final | Any stage you choose |
Required by law | Yes, under the Building Act 1993 | No, by choice |
Report you receive | Limited record of compliance | Detailed report with photos and defects |
What Happens If a Stage Fails or the Builder Refuses to Fix It?
If a mandatory inspection finds non-compliant work, the building surveyor can issue a Direction to Fix. The builder must correct the work and have it re-inspected before the build can proceed. The surveyor is also required to report serious non-compliance to the Building and Plumbing Commission, which can take disciplinary action against the builder.
For independent inspections, the report is your evidence. If a builder refuses to fix a defect you have flagged, a dated report with photos shows the fault existed and when it was raised. That record carries real weight in a dispute and supports a claim during the warranty period. Without it, you are relying on memory against a builder’s word.
When Should You Book Each Inspection?
Timing is the whole game with stage inspections. Each one has to happen in a short window, after the work is finished but before the next trade covers it. Book too late, and the slab is poured, or the plaster is up, and the chance is gone.
The safest approach is to line up your inspections at the start of the build rather than scrambling stage by stage. Talk to your builder about their schedule and the progress claims in your contract, since these usually line up with the main stages. A good inspector will hold a tentative slot and confirm once your builder calls the stage ready.
If you are building across Geelong or the Melbourne metro suburbs, Ripple’s new home construction stage inspections cover every stage from pre-slab to handover, with detailed reports back within 24 hours.
Build With Confidence at Every Stage
A new build is stressful enough without wondering what is hidden behind the walls. Independent stage inspections give you a clear picture at each step, with documentation to back it up. If you have a project coming up around Geelong or Melbourne, the Ripple team is happy to talk through which stages suit your build and when to book them.
FAQs about Building and Pest Inspections
Three stages are mandatory in Victoria: pre-slab, frame and final. Most homeowners add independent inspections at lock-up, fixing and waterproofing, and the warranty stage. That brings the total to around six. The right number depends on your build and how much oversight you want.
You are welcome to, though it is not required. Many owners cannot get to the site midweek, which is fine. You receive a full written report with photos either way, and a good inspector will talk you through anything significant.
Yes, if you want the quality of the work checked. The surveyor confirms code compliance for the legal sign-off. They are not assessing the standard of the finishes or acting in your interest. An independent inspector fills that gap.
Most stage inspections take one to two hours, depending on the size of the home and the stage. The report usually follows within 24 hours. Larger or more complex builds can take longer.
A building and pest inspection is more common when buying an established home. For a new build, the stage inspections and the practical completion check cover the construction. A pest inspection still matters for timber-framed homes in termite-prone areas, so it is worth asking.
