Contact Us


(03) 5367 2111


0419 224 440

Online Enquiry

* Required fields

Stages of Inspection



Pre Pour

This inspection is conducted once all steel works have been completed and before the slab pour.

The inspection is generally conducted the afternoon before the slab is scheduled for pouring the next morning.

In some circumstances (weekend/late evening setups) the inspection may be required the same morning as the slab being poured however this is rare.

With the scheduling of pre-pour inspections, they often get rescheduled due to the following components:

  • Weather (too windy, too hot, or rainy)
  • Concreters availability and completing the prep work

The areas that are covered as part of the Pre-Pour/Steel inspection are as per the engineering detail and site plans.

We will visibly check retaining walls as per the plans, this may be carried out as part of the Pre-Pour inspection if the retaining walls have been completed at this time.


The specific components of the Pre-Pour/Steel inspection that will be inspected include:

- vapour barrier

- storm water

- steel

- concrete cover

- pipe penetrations

- termite protection

- secondary earth

- excess sagging (raft slab)

- measurements of throat angles (raft slab)

- mesh touching pods (waffle pod)

- termite collar (waffle pod)

- additional assessments as per the engineering

“If the client is wanting the base quality to be inspected a separate base inspection would need to be conducted prior to the Pre-Pour/Steel inspection as the base will no longer be visible or accessible at this time.  





The frame inspection is a very thorough and detailed inspection covering all slab and frame items.

For the slab inspection, we are examining:

  • Levelling
  • Cracks 
  • Lack of vibration 
  • Signs of concrete cancer
  • Over pour

We examine the frame to ensure that it is structurally sound, as together with the slab it forms the foundations of your home.

We are inspecting:

  • Junctions.
  • Load paths.
  • Noggins.
  • Bulkheads (if installed).
  • Nails and other connections.
  • Bracing components. 
  • Wall straightening (plumb).
  • Brackets and other connections.
  • Appropriate use of correct materials and signs of weathering.

The frame is generally required to be inspected upon completion once the roof trusses are installed and all frame items have been braced off.

No sisilation wrapping is to be on the dwelling at the time of this inspection as is can hinder our view checking the bracing on the outside of the frame.

If the roof tilers are scheduled to be on site at the time we are to conduct our inspection, we will not enter the site due to OH&S restrictions.

The inspection is best carried out prior to any roof installation and/or once completed. It is always best without so that all defects can be rectified prior to any weight load being installed on the roof.




Pre Plaster

The terminology 'lock up' is an industry standard expression to describe a stage claim and does not necessarily mean the home is securely 'locked up'. Darbecca prefer not to use the term ‘lockup’ as this term can be defined differently by each builder. We prefer to state the term pre plaster, as this reinforces the fact that we must inspect the property prior to plaster installation. This is very important!

It is important that the plaster is not installed before the pre plaster inspection, although often the builder has delivered the plaster already.

The following should be completed -

  • all wall straightening is completed
  • all outstanding frame inspection defects are completed
  • plumbing rough ins done
  • electrical rough ins done
  • ducted heating rough-ins done
  • Ideally the brickwork should be completed or at least a large amount so we can check the brick veneer wall cavity compliance. If the brickwork is not completed at this time and your builder is conducting a “reverse build” of your dwelling, the brickwork will be checked at both the Fixing and Final stages of inspection.


It is best for our clients to confirm the dates for both insulation and plaster installation so that we can assist with the scheduling of this inspection.




Pre Paint/Fixing

With a Pre Paint/Fixing inspection please refer to the guideline below in scheduling this inspection:

  • Prior to any paintwork commencing or flooring having been installed.
  • Preferably post cabinet installation, however we can proceed without them. 
  • Plaster work must be fully completed (stopped up) including pre paint fixes. 
  • All architraves, skirting and doors should be installed and in place. 


This inspection covers all aspects of the plaster work as well as the skirting, architraves and cornices. We will check all doors & windows as well as fittings and fixtures including all cabinetry. We will also further inspect the brickwork following on from the Pre Plaster inspection. All defects outstanding from your Pre Plaster/Lockup inspection will also be checked and addressed within this report.

If the waterproofing has been completed and is able to be inspected at this time, we are able to combine this with your Pre Paint/Fixing inspection for the reduced price.





Water is the biggest threat to any home.

Water causes rotting and allows the propagation of:

  • Mould
  • Mildew
  • Infestation of destructive creatures.

Termites love wet areas.

Waterproofing is required to be applied to wet areas in accordance with the NCC and AS 3740.

It is to be applied in a manner that fully prevents the ability of water to penetrate any membranes, thus ensuring the house frame and concealed areas are protected from the possibility of an unhealthy environment. 

When organising a waterproofing inspection, please ensure that the membrane has a minimum of 24 hours to dry before conducting the inspection.





The Final inspection is conducted once the house is fully complete as per the contract. We generally allow 2 hours for this inspection, however this may vary depending on the size of the home and the amount of defects noted.

For larger homes 40sq + we would allow additional time. If you are unsure, please ask the consultant conducting the inspection if they require more or less time on a particular job.

Once the client has received the notice of completion and the final claim invoice from the Builder, this is the time to schedule the final inspection. It is preferable to have this inspection conducted at the same time as the new home presentation/walk through presentation with the builder. We ask our client to confirm with their builder that the certificate of occupancy has been obtained prior to this final inspection.

If they have a HIA contract, we would refer the client to sections 36 & 37 for the final stage of the house and providing their builder with a list of known defects.


We ask the clients to please ensure that the house is 100% complete as per their building contract prior to scheduling the final inspection. This to ensure we can provide you with the best service possible. 




Post-Handover / Post Maintenance

These inspections are conducted once a client has moved into the property. As a general rule, we can conduct these inspections up to 10 years after the initial occupancy permit was issued to the client.

The difference in terminology is as follows:

  • A post-handover inspection is conducted within the maintenance period. Commonly this is 90 days, however many builders are extending this to 12 months. We encourage you to check the time line specified in your contract, it is your responsibility to provide a list of defects before the end date. This is called the maintenance period, or can be referred to as a defects liability period. It is preferable to conduct a final inspection, rather than a post-handover inspection, as the client has more rights to “like new” defects at the final inspection. However, a post-handover inspection is likely to occur if a client has concerns and they weren’t aware of their rights to an independent inspection OR if the client has a HIA contract and they had completed their walk through and did not contact us to arrange an inspection within 7 days of this walk through (refer to legislation – Section 36 & 37 of HIA contract).
  • A post-maintenance inspection is conducted anytime from 3 months after handover, up until 10 years after the occupancy permit has been issued. The most common issues that clients will express is cracking of walls/bricks, issues with water pooling and occasionally will express concerns regarding “slab heave”.



Off the Plan Inspections

These inspections are conducted in the same manner as if they were a final inspection, however, an off the plan purchase is where a new house is purchased through a third party. The person buying the property does not hold the contract directly with the builder, and it is usually a sale of real estate contract (with a vendor, purchaser, section 32 etc.).

With off the plan inspections, we are limited to the advice we can give to clients in relation to scheduling their inspection. They will generally have limited rights under this contract and some may contain special conditions that we cannot advise on. All queries in relation to this contract need to be directed to the client’s legal representative. 

With off the plan inspections, it is common for clients to only be able to conduct one inspection throughout their build. Clients will commonly choose the final inspection; however, we have had instances where the builder has allowed more than one inspection and at varying stages. This is at the builder’s discretion.

Off the plan properties are generally smaller apartments or townhouses, however occasionally we will see an off the plan purchase where the property is built by a volume builder.




Insurance/Receivership Inspections

We are able to assist clients with insurance and receivership claims. These inspections are conducted generally when a builder goes into administration (goes out of business) and a client needs a report of all works to date for insurance purposes or for another builder to take over the existing work.

These quotes are tailored to the needs of the client. Please confirm with the office manager when you receive a request of this nature and we can quote the client accordingly.