Building a new home in Brisbane? Plan your independent inspections around the work that will be visible at each visit. A useful inspection date depends on what is finished, what will be covered next and the scope you have booked.
This guide explains the difference between mandatory certification and independent workmanship checks, then sets out a practical booking timeline. For the available GoInspect options, see our construction stage inspections service.
Quick takeaways
- Agree inspection stages and site access with your builder early.
- Confirm what a slab booking covers; pre-pour checks need a specifically agreed scope.
- Arrange frame checks while the relevant framing remains exposed.
- Allow time to discuss findings and arrange any necessary follow-up.
- Independent reports supplement certification; they do not replace it or guarantee that every defect will be found.
Building certifier and independent inspector: different roles
A building certifier assesses work against the building approval and applicable building requirements. The certifier is not the builder’s site supervisor. An independent workmanship inspection gives you a separate report on visible, safely accessible work within an agreed scope.
For single detached Class 1a houses, Queensland’s prescribed stages include excavation, footings where applicable, slab where applicable, frame and final. The approval sets the inspection schedule. Do not assume that every house has five separate site visits or that an independent inspection package follows that exact sequence. See Business Queensland’s inspection-stage guidance.
A Form 16 relates to stage certification. It is not a guarantee that every workmanship item or contractual selection has been checked. For single detached houses, final inspection documentation also differs from the certificate of occupancy used for other building types. Ask your certifier which documents apply to your approval.
When to book independent inspections
The names below describe practical workmanship visits. Confirm the stage, completed work and access before each booking; construction sequences vary.
| Visit | Useful timing | What to clarify before booking |
|---|---|---|
| Slab | At the agreed slab inspection point. | Whether you need a completed-slab workmanship check or a separately arranged pre-pour assessment. |
| Frame | Once the relevant framing is erected, while connections and support details remain exposed. | Readiness, rough-in progress, available drawings and the date linings or other coverings begin. |
| Enclosed / lock-up | When the relevant external enclosure work, doors and windows are installed. | Which junctions and installation details will remain accessible. |
| Pre-paint / fixing | After the relevant linings and fixing work are installed, before final finishes obscure some details. | Which doors, trims, cabinetry and finishes are ready to assess. |
| Handover | When the home is substantially finished and ready for a detailed inspection. | The builder’s walkthrough date, site access and report timing. |
| Handover follow-up | After the builder advises that reported repairs are ready to review. | The original defect list and any items still outstanding. |
What can be checked as the build progresses?
Slab workmanship
At a completed-slab visit, relevant visible concerns may include surface damage, slab edges, rebates, wet-area set-downs and accessible service positions. These checks are different from assessing reinforcement before concrete is poured.
Need a pre-pour check? Contact us before selecting a date. Reinforcement, footing, compaction and engineering certification requirements need a specifically agreed scope and the appropriate professional involvement. They are not automatically included in an online Slab Stage booking.
Exposed framing
Visible frame checks can include studs, plates, noggings, connections, bracing, tie-down details, alignment and service conflicts. Supplied plans and engineering details help identify matters requiring clarification.
Our anonymised frame report records inadequate support at wet-area set-downs, waste pipes conflicting with wall framing, and cyclone-rod nuts requiring attention. These are examples from one inspection, not evidence that a particular defect occurs more frequently than others. Structural adequacy and engineered alterations may require the builder’s engineer.
Enclosure and fixing
At lock-up, accessible windows, doors, external finishes and exposed junctions may be available to assess. At pre-paint or fixing, the focus shifts to the relevant installed linings, trims, doors and joinery.
If you want waterproofing or another detail assessed before covering, discuss that early. A later visit cannot visually inspect work already concealed by tiles, linings or finishes.
Handover and follow-up
A handover inspection records visible finishing defects and incomplete work within the agreed scope. Relevant checks include doors, windows, cabinetry, flooring, tiling and accessible internal and external finishes. Appliances are not tested as part of the standard handover scope.
Practical completion can include minor defects or omissions. Use the report to discuss the items with your builder and keep a record of the agreed actions. A follow-up inspection can then review accessible reported repairs; it does not certify the entire home as defect-free.
How to prepare for each visit
- Tell the builder early. Explain which independent visits you want and ask for notice before the relevant work is covered.
- Share documents. Provide current plans, relevant specifications, engineering details and approved changes where available.
- Confirm readiness. Ask the supervisor what will be complete and what work starts next. Do not rely on a generic assumption that the frame will stay exposed for several weeks.
- Coordinate access. Give us the supervisor’s contact details and the site’s access and safety requirements.
- Review the findings. Ask the builder how each item will be addressed and whether further advice or a return visit is needed.
Agree notice arrangements with your builder rather than assuming a universal 48-hour booking window. Dates remain subject to availability, readiness and confirmation.
Reports, defects lists and payments
A photographic report helps identify the location and nature of a concern. It does not decide contractual payment entitlements or automatically give you a right to withhold a progress payment. Check your contract and obtain appropriate advice if a payment or practical-completion dispute arises.
Record both agreed and disputed issues with your builder. Avoid assuming that a signed list is the only record of a defect or that signing handover documents removes every later remedy. QBCC’s practical completion guidance explains the walkthrough and defects-list process.
Report concerns promptly in writing. Contractual arrangements, QBCC complaint eligibility and Home Warranty Scheme claims have different requirements and deadlines. Do not wait for a 12-month visit to report a concern that needs attention now. See QBCC’s current defective-work guidance.
Frequently asked questions
Do independent inspections replace mandatory inspections?
No. They provide a separate workmanship report. Your builder and certifier still need to arrange the required certification, approvals and supporting documents.
Can I book only the frame stage?
Yes. You can choose an individual eligible stage or a package. Confirm that the relevant framing will remain visible and safely accessible at the visit.
Is an online slab booking a pre-pour inspection?
Not automatically. Tell us if you need checks before concrete is poured so the scope, timing and any specialist requirements can be confirmed.
Can a handover inspection check hidden framing?
A visual handover inspection cannot assess framing concealed by completed walls. Earlier visits provide an opportunity to inspect details while they remain exposed.
What about apartments and townhouses?
GoInspect’s online stage service is available for eligible houses, duplexes and dual occupancies; units and townhouses are not offered through that service. For apartment handover or project inspections, discuss the appropriate scope with us. Certification requirements also depend on the building’s classification.