Incomplete Works Inspections: Documenting & Resolving Unfinished Building Work in Melbourne
- Peter Grundy
- 4 days ago
- 4 min read
Introduction
An Incomplete Works Inspection in Melbourne documents unfinished or poorly completed building work at practical completion. Our inspections deliver time-stamped photographic evidence, a prioritised checklist of outstanding items and practical remedial recommendations so homeowners, owners corporations and builders can protect final payments and resolve disputes efficiently.
What is an Incomplete Works Inspection?
An Incomplete Works Inspection is a focused assessment carried out at or near practical completion to identify items that remain unfinished or do not meet the contract specification. The inspection reviews finishes, fixtures, services and compliance with approved plans, recording each incomplete item with clear photos, a technical description and a suggested remedy.
When to arrange an Incomplete Works Inspection in Melbourne
Arrange this inspection:
Before final or practical completion payment, to avoid paying for uncompleted work.
At practical completion if there are visible gaps, missing fixtures or unfinished trades.
After handover if promised items are still outstanding.
When you need a formal record for negotiations, insurance or dispute resolution (including VCAT).
Early documentation preserves evidence and strengthens your negotiating position.
Common incomplete work issues we see
Typical issues include:
Incomplete cabinetry, benchtops or splashbacks.
Unfinished tiling, missing grout or exposed joints.
Missing or incorrectly installed flashings and seals.
Incomplete mechanical, electrical or plumbing connections.
Unfinished external trims, rendering or pointing.
Missing permit documentation or unsigned variations.
The membrane is positioned unusually close to the tile surface, indicating that insufficient adhesive was applied behind the tile. With proper tile installation, some adhesive ‘spill’ is normally visible where tiles meet — here, none is present. This suggests a weak bond and incomplete waterproofing at practical completion.
At the brickwork junction beside the window, the articulation joint has not been completed. The required compressible joint material is missing, and no flexible mastic sealant has been applied to accommodate movement. The damp-course is also visible within the joint, which indicates incorrect installation. Together, these omissions compromise weatherproofing performance and allow the wall system to move unpredictably over time.
A significant gap remains between the aluminium window frame and the surrounding brickwork, leaving the cavity open to weather exposure. The building wrap (sarking) is visible through the opening, and there is no flexible sealant or flashing installed to complete the junction. The retro-fitted aluminium trim at the head of the window suggests an attempted fix, but the critical side junction remains unfinished. This type of gap poses a high risk of water ingress and should not be present at practical completion.
How we inspect — practical process
Document review — examine plans, variations and contract inclusions.
Walk-through — systematic checklist inspection tied to practical completion items.
Photographic evidence — time-stamped wide-and-close photos for each item.
Technical notes — measured descriptions, likely cause and urgency.
Recommendations — remedial steps, priorities and when to engage engineers or specialists.
Formal report — itemised list, annotated photos and appendix of supporting documents.
What the report includes
One-page executive summary with priorities.
Itemised incomplete works with annotated photos and reference codes.
Likely cause and urgency ranking (safety / major / minor).
Practical remediation steps and estimated scope.
Appendices: plan references, permit notes and measurement logs.This format creates a clear, evidence-based record suitable for negotiations or dispute processes.
How an Incomplete Works Inspection supports disputes & practical completion claims
A professional report gives you:
Clear evidence: time-stamped photos and objective descriptions.
Negotiation leverage: an itemised list your builder can act on.
Dispute support: evidence that can be used in owners corporation processes, insurance claims or VCAT.
We prepare reports that separate fact and opinion, and — where required — can coordinate an engineer or provide expert testimony.
What to do after you receive the report
Send the report to the builder with a reasonable remediation timeframe.
Keep written records of all communications and quotes.
Obtain independent remediation quotes before approving work.
If unresolved, lodge an insurance claim, engage an owners corporation process or submit the report to VCAT.
Short case example
An owner withheld a small portion of final payment after our incomplete works report showed missing waterproofing at wet areas. The report’s evidence and recommended remediation scope led to a negotiated fix without tribunal escalation.
Conclusion
Understand the implications before you make your final payment?
Arrange an Incomplete Works Inspection in Melbourne to get a time-stamped, photo-evidenced report that helps you negotiate with builders and supports dispute or VCAT claims.
Reports include dated photographs, clear defect descriptions, priority recommendations and remedial options — admissible evidence for disputes or VCAT.
FAQ
Q — Will this stop final payment?
A — The report itself doesn’t automatically stop payment, but it gives you time-stamped evidence to negotiate staged payments or withhold final payment — check your contract and lender conditions.
Q — Do you carry out invasive testing?
A — We perform non-invasive inspections. If intrusive testing is required, we’ll coordinate specialists (eg structural engineer) and advise next steps.
Q — How long does a report take?
A — Typical delivery is 3–7 business days for standard inspections; complex sites or specialist testing may take longer.
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