Handover Inspection Checklist

Practical completion (the point at which your builder notifies you the home is ready for handover) is not the end of the construction process. It is the beginning of a structured defect identification and rectification process. A thorough handover inspection, ideally conducted by an independent building inspector before you accept the keys, gives you a documented defect list that is the builder’s legal obligation to address.

This guide provides a structured checklist of 22 common handover defects, organised by area of the building, along with the builder’s obligation and the inspection approach for each. Use it alongside an independent handover inspection, not instead of one.

Your Rights at Handover

Before working through the checklist, understand the legal framework.

Under the relevant state home building legislation (the Home Building Act 1989 (NSW), the Home Building Contracts Act 1991 (WA), and equivalent legislation in other states) a builder of a new residential home provides a statutory warranty that the work will be carried out in a proper and workmanlike manner, in accordance with the plans and specifications, and using materials that are good and suitable for their intended purpose.

At practical completion, you have the right to inspect the home and document defects before accepting the keys. Defects documented at this stage are the builder’s responsibility under the contract and the statutory warranty. Defects that are not documented at handover become warranty claims, which are still legally enforceable but are subject to different processes, timelines, and the builder’s willingness to cooperate.

The most effective handover process involves an independent building inspector attending the home on your behalf, producing a written defect report, and using that report as the basis of formal correspondence to the builder prior to key handover.

The 22-Item Checklist

External Structure and Envelope

1. Roof tiles: cracked, displaced, or incorrectly laid Walk the roof perimeter and inspect tile condition from ground level or from the roof cavity internally. Cracked tiles at the ridge, displaced tiles at the eaves, and incorrectly lapped tiles in the field are common. Ridge capping mortar should be fully cured and continuous. Any tile that rocks when pressed is not correctly bedded.

2. Roof flashings: incorrect installation or gaps Valley flashings, wall flashings, penetration flashings, and barge flashings must be correctly lapped and sealed. Check that flashings are not relying on silicone alone. Silicone fails at cracks and joints without a mechanically correct flashing beneath. Inspectors use a high-reach camera or attend the roof cavity to check flashing continuity.

3. Gutters and downpipes: falls, connections, and storm capacity Gutters should fall consistently toward downpipe outlets. Water should not pond. Downpipes should be connected to the stormwater system (not discharging to surface) and the connection should be visible and accessible. Count the downpipes and confirm adequate distribution around the roof perimeter for the roof area.

4. External render and brickwork: cracking, voids, and uneven surfaces Render should be continuous, even, and free from cracking. Check all internal and external corners, window reveals, and sill junctions. Brick mortar joints should be consistent in colour and tooling. Efflorescence on new brickwork is common and may clear over time, but requires monitoring. Report any stepped or diagonal cracking in brickwork at corners, above and below windows, or at lintel positions.

5. Windows and external doors: squareness, seals, and operation Every window and external door should operate smoothly, lock securely, and seal against weather. Check that aluminium frames are square. A door or window that drags at one corner indicates frame distortion. All seals should be continuous and in contact with the frame when closed. Check sill flashings and weather bars are correctly installed and draining outward.

6. Site drainage and finished levels Ground levels around the building perimeter should fall away from the structure at a minimum grade. Water should not pond adjacent to the slab edge. Check that the stormwater pits and grated inlets (where included in the contract) are in position and unblocked. The subfloor drainage requirement (stormwater connection for slab-on-ground homes) should be confirmed in the inspection.

Internal Structure and Finishes

7. Plasterboard: straightness, joint finishing, and corner bead Run a straight edge along walls and ceilings in raking light. Any plasterboard bowing, joint humps, or inconsistent surface will be visible. Corner beads should be straight and fully embedded. Check the skirting board reveal: if the plasterboard at the base of the wall is not flush, the skirting will not sit flat and gaps will be visible. Internal angles should be clean and straight.

8. Paint finish: coverage, sheen inconsistency, and drips Paint defects are easier to see in indirect light at an angle. Look for roller texture inconsistencies (lap marks, thin patches), visible brush marks at cut-in lines, runs and drips in the finish coat, and inconsistent sheen where paint has been touched up with a different batch or application method. Windows and door reveals should be fully painted, including the window head return.

9. Skirting and architraves: gaps, joint quality, and fixings Skirting should sit flush against the wall and floor with no visible gaps at internal corners. Mitre joins should be tight, with no visible gap at the apex. Check that skirting is fixed into the base plate or framing, not just into plasterboard. Architraves should be flush with the door jamb reveal and tightly joined at the head.

10. Floor coverings: lippage, grout, and tile layout For tiled floors, check for any individual tiles that are higher than their neighbours (lippage). Grout joints should be consistent in width, fully filled, and cleanly finished. Cut tiles at room perimeters and around penetrations should be neatly cut and grouted. For timber and laminate floors, check for boards that click or move underfoot, gaps between boards at joins, and inadequate expansion gap at perimeters (typically 10mm).

11. Doors: operation, latch, and swing clearance Every internal door should latch and close without force. Doors that require lifting the handle to latch indicate a hinge or strike plate adjustment is needed. Check that door swings clear the floor covering by the specified gap (typically 10-12mm over tiles or 5mm over carpet). Check that door handles are the correct height and that all locks function with the key provided.

12. Stair construction: tread nosings, balustrading, and handrail continuity Stair tread nosings should be consistent in depth and overhang. Risers should be consistent in height. A variation in riser height of more than 5mm is a safety issue. Balustrading must meet the opening size requirements of the National Construction Code. A 125mm sphere should not pass between baluster members. Handrails should be continuous from the bottom to the top newel and the top to the bottom.

Wet Areas

13. Waterproofing: visual and moisture meter assessment Completed wet areas should be assessed with a moisture meter. Elevated readings in walls adjacent to shower recesses, around bath surrounds, and in floors around floor wastes indicate inadequate or failed waterproofing. Visual inspection should confirm silicone sealant at all internal corners and floor-to-wall junctions in wet areas. The silicone must be in direct contact with the waterproofed surface, not applied over grout.

14. Tiling: grout consistency, cut tiles, and silicone at movement joints Bathroom tiling should use silicone (not grout) at all internal corners, floor-wall junctions, and at any change in plane. Grout used at these movement joints will crack within 12-18 months due to differential movement. Check that cut tiles at the edges of wet areas are neatly cut and the cut edge is not exposed. Floor tiles in a shower should fall consistently toward the floor waste. Any tile that holds water is an installation defect.

15. Shower screens, baths, and vanities: installation and sealing Shower screens should be plumb and watertight at the bottom seal. The bottom seal must be in continuous contact with the shower tray or tile. Check that frameless screens are correctly fixed to the tile using suitable adhesive anchors and that the glass meets the safety glazing requirements (toughened or laminated) where required. Bath tubs and vanity units should be level and sealed at wall junctions with continuous silicone.

16. Tapware and fixtures: water pressure, drainage, and hot water temperature Turn on all taps and check pressure and drainage. Hot water should reach 50°C (the regulatory minimum in most states) at each outlet within a reasonable time. Check that the shower mixer operates correctly and that the temperature limit stop is set to prevent scalding. Flush toilets and confirm that the cistern fills and seals correctly. Check that the waste in all basins drains without gurgling (which indicates a venting defect).

Services

17. Electrical: GPOs, switchboard, and smoke alarms Test every general power outlet (GPO) with a plug-in tester. Check that the switchboard is correctly labelled, that all circuit breakers are the correct rating for the circuit, and that RCDs (safety switches) are installed on power and lighting circuits as required. Smoke alarms must be installed in compliant positions, typically outside each sleeping area and on each level. Check that smoke alarms are interconnected (where required) and test each one.

18. Hot water system: capacity and installation compliance Confirm the hot water system size is as specified in the contract. Check the pressure relief valve (PRV) location and discharge pipe. The discharge must terminate at a safe visible location, not into a wall cavity. Check the cold water isolation valve and the temperature and pressure relief valve for accessibility.

19. Heating and cooling: operation across all zones Run the air conditioning or ducted system in both heating and cooling modes. Check all outlets in every zone. Confirm that the thermostat responds correctly and that the system reaches the setpoint within a reasonable time. Check that the outdoor unit is positioned as shown on the plans and that the refrigerant pipes and electrical connections are correctly protected.

Site Works

20. Driveway and paths: cracking, drainage, and surface finish Concrete driveways should not have significant cracking at this stage. Hairline cracks in the topping coat are common and typically acceptable, but structural cracking that extends through the full depth of the slab is not. Check that the driveway falls away from the garage door threshold and that water drains to the kerb or an adjacent surface drain. The surface finish should be consistent.

21. Fencing: materials, post fixing, and alignment Where fencing is included in the contract, check that the specified materials were used, that posts are correctly set and plumb, and that the fence line is correctly located on the title boundary (or the setback distance specified in the contract). Check gate operation and hardware.

22. Landscaping and sodding: coverage, levels, and species Where landscaping is included in the contract, check that the specified plants and lawn coverage have been installed. Lawn should be fully established and in contact with the soil. Sections that have lifted or died since installation are defects. Garden bed levels should drain away from the building structure and not sit against the external wall cladding.

What to Do with the Defect List

The defect list produced at the handover inspection should be formally served on the builder in writing before you accept the keys. This typically means providing the report to the builder’s site supervisor and your solicitor and requesting a written response and a schedule for rectification before you take possession.

Most reputable builders will schedule a defect rectification period (typically 2-4 weeks) during which the items on the list are addressed before final payment or the release of the retention sum. Confirm which items will be rectified before you move in and which will be scheduled after, and get that confirmation in writing.

For defects that the builder disputes (which may arise over cosmetic standards), understand that the relevant standard is the Housing Industry Association (HIA) Residential Building Standards or equivalent state-specific guidance. These documents define the acceptable tolerances for common building defects and are the reference point for any dispute.

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Frequently Asked Questions

Can I do the handover inspection myself? You can walk through the property and note obvious issues, but an independent inspector with professional equipment and construction knowledge will identify defects that a non-professional would miss, particularly structural issues, wet area waterproofing assessment requiring a moisture meter, and installation compliance against the National Construction Code.

What if the builder refuses to accept my defect list? In all Australian states, you have statutory rights in relation to new home defects. If the builder refuses to rectify defects that are covered by the statutory warranty, the dispute resolution options include state building tribunal proceedings (NCAT in NSW, SAT in WA) and your state’s building commissioner office. Document everything in writing and retain copies of all correspondence.

How long after handover can I claim for defects? The statutory warranty period for structural defects is six years in NSW and seven years in WA from the date the work was completed or the occupation certificate was issued. Non-structural defects are typically covered for two years. These periods start from practical completion, not from when you first notice the defect.

Is a handover inspection required by law? No. You are not legally required to commission an independent handover inspection. However, it is the most effective mechanism for identifying and documenting defects at the point where the builder has the greatest incentive to rectify them, before final payment.

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Book a handover inspection before you accept the keys, or call 1300 787 327. For the complete stage inspection sequence from slab to handover, see our new build stage inspections guide.