Being told your work has not passed an inspection is frustrating, but it is a normal part of building. Most failed inspections come down to a handful of fixable items. What matters is dealing with them properly before anything is covered up.
What a failed inspection means
At every critical stage, the principal certifier needs to be satisfied that the work is consistent with the approval and complies with the code. If not, the inspection is recorded as unsatisfactory. The written record notes the stage, the date and whether the work passed.
A fail does not always mean the work is badly built. It can simply mean the certifier could not confirm something on the day.
Common reasons work does not pass
- the work is not finished, such as missing ties, bracing or tie-downs
- it differs from the approved plans or engineering drawings, for example a different footing size or steel layout
- the drawings on site are out of date or not the approved set
- a required certificate or engineer's report is missing
- wet area membranes are incomplete or not fully cured
- parts of the work could not be safely reached or seen
What the certifier does next
We set out every item needing attention in writing, giving the builder a clear list to work through. For minor items, the certifier may accept evidence such as photos or an engineer's certificate in place of a second visit. That is a judgement for the certifier, so ask before assuming.
Where the work does not comply with the approval, the principal certifier is required to give the person doing the work a direction in writing. The direction explains what is wrong and the time allowed to fix it. If it is not dealt with, the certifier must report the matter to council. Council can then use its own enforcement powers, which can include orders to stop or fix work.
Fixing the problem
- Do not cover the work. Concrete, linings, tiles or backfill placed over failed work can make the problem far harder and costlier to resolve.
- Agree the fix. Structural items usually need input from the engineer, who may provide a revised detail or a certificate.
- Carry out the work. Make the changes and keep photos as you go.
- Re-book. Give the usual 48 hours' notice and confirm whether a site visit or documents will close out each item.
When the fix means changing the approval
Sometimes the work differs from the plans on purpose. A window was moved, a deck was made larger or the slab design changed. A certifier cannot simply accept a change like that on site. A formal modification of the approval may be required before sign-off, depending on how big the change is. Raise design changes early, ideally before they are built.
Avoiding it next time
Most failed inspections can be avoided with a quick self-check before booking. Our guide on How to get your site ready for an inspection has a stage-by-stage list. You can also check which stages apply to your job on our critical stage inspections page.
When the work is fixed and ready, book an inspection online with at least 48 hours' notice.
Local help across NSW
CertifiBuild certifies Class 1 and Class 10 work in 39 council areas. Local rules on these council pages are a good place to start: City of Parramatta, Canterbury-Bankstown Council, City of Canada Bay, Cumberland City Council, Kiama Municipal Council, Blue Mountains City Council.
Suburb pages with local planning notes: Dundas Valley, Earlwood, Five Dock, Greystanes, Kiama Downs, Lapstone, Mortlake, North Strathfield, Patonga, Raby. You can also browse every service area.
Sources
- Role of certifiers explained, nsw.gov.au
- Development Certification & Fire Safety Regulation 2021, as made (legislation.nsw.gov.au)