Defective Works Inspections – What We Look For and Why It Matters (Melbourne)

When something in your new home doesn’t look right — cracks, leaks, uneven surfaces, poor finishing — the cause is often defective construction work. A Defective Works Inspection identifies and documents these issues clearly, helping you understand the extent of the problem and what your builder must do to fix it.

If you believe your home may have incomplete work, our Incomplete Works Inspection in Melbourne explains what should happen at practical completion.

Whether you’re trying to resolve issues directly with your builder or preparing for a dispute, a properly documented inspection provides the evidence you need.

If you’re preparing for practical completion, our Incomplete Works Inspection in Melbourne explains what should happen and what must be finished before handover.

What Is a Defective Works Inspection?

A Defective Works Inspection examines completed (or near-completed) building work to identify construction that:

• Does not comply with the National Construction Code (NCC) or relevant Australian Standards

• Has been installed incorrectly

• Is likely to fail prematurely

• Creates safety, structural, or moisture risks

• Does not meet the standards of good workmanship

Your inspection report provides clear evidence, defect descriptions, supporting standards, and practical rectification recommendations.

Common Defective Building Work We Find

Defective work can occur in any part of a home — structural, external envelope, wet areas, finishes, services and more.

Typical defects we find in Melbourne homes include:

• Incomplete or failed waterproofing

• Poorly installed tiles

• Cracked or poorly supported plaster

• Brickwork and articulation joint defects

• Window frame gaps exposing the cavity

• Incorrectly installed damp proof courses

• Non-compliant box gutters

• Structural members incorrectly fixed or undersized

• Work not finished to a professional standard

Your home may still look complete, but hidden or subtle defects can lead to expensive failures later.

Why Defective Works Occur

Defective work can result from:

• Rushed handovers

• Lack of site supervision

• Unqualified subcontractors

• Incorrect installation methods

• Failure to follow manufacturer instructions

• Poor quality control

• Insufficient inspection points during construction

These problems often don’t appear until after you move in — by then, the builder may resist taking responsibility.

The example below from a recent Melbourne inspection shows how multiple small tiling and installation errors can combine into significant bathroom defects

Annotated example from a recent defective works inspection showing missing tile sections, aluminium infill and non-compliant joinery at a bathroom vanity and bath hob.

The detailed close-up below clarifies the defective interface, making the workmanship and compliance issues unmistakably clear.

Close-up view of the defective junction, showing the missing tile section, exposed aluminium infill, and joinery that does not comply with AS 3740 requirements for wet areas.

During a recent defective works inspection in Melbourne, the bathroom tiling and vanity installation showed several clear workmanship issues.

The tiler has created an unsightly “step” in the top edge of the wall tiles by omitting a narrow tile strip above the vanity.

Instead of completing the tiling properly, an aluminium edge trim has been used to bridge the gap, (which should be a tile)

More concerning is the joinery infill that has been installed between the bath and the vanity unit along the horizontal surface, constantly exposed to splash water.

This infill appears to be a laminated MDF-type material. In a wet area, this will certainly swell, break down and fail in the short term, and it does not comply with the requirements for impervious surfaces to bath hobs under Australian Standards for wet areas (such as AS 3740).

From experience and feedback from the client, it is likely that two of these issues were created by installing an “off-the-shelf” imported vanity, rather than a locally made, made-to-size unit. A correctly sized vanity would have avoided the need for awkward infills and reduced the risk of moisture-related failure at these junctions.

“Want to see more real examples of defective workmanship found during Melbourne inspections?”

How a Defective Works Inspection Helps You

A professionally prepared inspection gives you:

• Clear photographic evidence

• Detailed defect descriptions

• References to NCC and Australian Standards

• Severity ratings (major vs minor defects)

• Priority recommendations for rectification

• A factual basis for negotiation or formal dispute resolution

• Documentation suitable for VCAT or insurers

This reduces disputes, strengthens your position and prevents further damage.

Want to see more real examples of defective workmanship found during Melbourne inspections?

View our detailed case study gallery here → Recent Melbourne Defective Works Inspections.

If your builder disputes the findings or refuses to rectify the work, a VCAT-ready Building Dispute Report can provide the formal evidence needed for negotiation or escalation.

VCAT-ready Building Dispute Report

Building Dispute Reports - Melbourne

What You Receive in Our Defective Works Reports

Our reports include:

• Time-stamped site photos

• Precise defect descriptions

• References to NCC and Australian Standards

• Explanation of cause and consequence

• Recommended rectification

• Severity and risk rating

• Fully VCAT-compliant formatting

This ensures your position is clear, factual and professionally documented.

When Should You Arrange a Defective Works Inspection?

We recommend arranging an inspection if you:

• See cracks, leaks or unusual movement

• Notice uneven finishes or poor workmanship

• Have issues your builder is not addressing

• Are nearing practical completion

• Are considering a dispute or VCAT application

• Need an independent opinion before paying a progress claim

Early intervention prevents small defects from becoming major failures.

If the builder disputes your findings or refuses to carry out rectification, a formal Building Dispute Report can provide the evidence needed for negotiation or escalation.

FAQs: Defective Works Inspections (Melbourne)

Q: What is considered ‘defective work’ under Victorian building standards?

A: Defective work includes anything that fails to meet the required standards under the Building Act, Building Regulations, NCC, or relevant Australian Standards. This can include poor workmanship, incomplete work, incorrect installation, or work that affects safety or performance.

Q: When should I book a Defective Works Inspection?

A: Before final payment, during practical completion, or as soon as defects become visible. Early documentation gives you stronger evidence if your builder disputes responsibility.

Q: Can a defective works report be used for VCAT or dispute resolution?

A: Yes. A properly documented inspection—with photographs, standards references and accurate defect descriptions—can form part of a VCAT-ready Building Dispute Report if a disagreement escalates.

Q: What types of defects are most common in new Melbourne homes?

A: Waterproofing faults, tiling failures, incomplete finishing, incorrect brick articulation, poorly installed fixtures, and framing or structural issues are among the most frequently identified.

Q: How long does a Defective Works Inspection take?

A: Most inspections take 1–3 hours depending on the number of issues and the property size. Reports are typically delivered within 24–48 hours.

Conclusion

Defective work can compromise your home’s performance, longevity and value.A Defective Works Inspection gives you clear, independent evidence — essential for negotiating with your builder or preparing a formal dispute.

Book a Defective Works Inspection

Reports include photographic evidence, NCC/AS references, defect descriptions and rectification recommendations suitable for negotiation or VCAT.