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For building inspectors 

Strata building bond and inspections scheme  

The developer must appoint a qualified person as a building inspector to complete the interim and final inspections and produce a report. If the developer fails to appoint an inspector, the Building Bond Secretary will appoint one.

The developer can propose a building inspector once they receive notification that the building bond has been approved by the Building Bond Secretary. The developer can only appoint the building inspector once the owners corporation has approved the appointment of the building inspector at a general meeting.

Appointing a strata building inspector 

A developer needs to appoint a strata building inspector (the inspector) to complete an interim inspection and produce a report.

The inspector must be appointed within 12 months after the occupation certificate is issued, if the initial period is completed within that time.

An inspector is qualified to undertake inspections and produce reports if they are a member of a Strata Inspector Panel. The Strata Inspector Panel Guidelines (Word, 309kb) sets out guidelines for developers to follow when appointing an inspector, and the Strata Inspector Panel Secretary's process (Word, 328kb) sets out the process the Building Bond Secretary will follow when appointing an inspector.

The inspector must be a member of a strata inspector panel established by any of the following:

  • Housing Industry Association
  • Master Builders Association of New South Wales
  • Australian Institute of Building
  • Australian Institute of Building Surveyors
  • Australian Institute of Building Consultants
  • Institute of Building Consultants Inc
  • Engineers Australia
  • Australian Institute of Architects
  • Association of Accredited Certifiers

Each body will have their own processes and membership criteria to determine if a person is competent to perform building inspections and produce reports for the purposes of the Strata building bond and inspections scheme.

The body will determine if the qualified person will be included on their Strata Inspection Panel.

Inclusion on a panel qualifies the person to be a building inspector. 

Once the developer chooses an inspector, they need to add the inspector details to the project in the Strata building bond and inspections scheme portal (SBBIS Online Portal).

The online portal will notify the building inspector of the nomination.

The building inspector must make a disclosure statement about any connection or association with the developer in the online portal. The developer must also make a disclosure.

The online portal will notify the owners corporation about the proposed building inspector and the disclosures (if any). The developer can only appoint a building inspector if the owners corporation approves the appointment through the online portal.

If approved, the online portal will notify the Building Bond Secretary, developer, owners corporation and the building inspector.

If the owners corporation rejects the proposed building inspector, the process can be repeated until either the 12 months expires or the owners corporation approves an inspector. If for any reason the developer fails to successfully appoint a building inspector within 12 months, they must notify the Building Bond Secretary through the online portal.

The Building Bond Secretary will then appoint an inspector through the online portal which will notify the developer, owners corporation and the building inspector.

The developer must pay all inspector costs, even when the inspector is not appointed by the developer.

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Preparing for the interim inspection and report 

Once appointed, the building inspector may commence a desk audit and other procedures prior to attending the site, to conduct the interim inspection.

The following Information will be available on the online portal:

  • a lodgment form in the form approved by the Secretary
  • the strata plan number
  • the street address of the building
  • the name and address of the principal certifying authority for any building work
  • developer’s details
  • details of the owners corporation for the strata scheme

Before the interim inspection is carried out, the building inspector must request documents and information from the relevant parties to carry out the inspection. The following list may not be exhaustive:

  • a copy of the building contract or contracts for the relevant work
  • a copy of specifications for the building work, and any variations
  • a copy of any written warranties relating to the building work
  • a copy of any schedule of non-conforming work relating to the building work
  • a copy of all ‘issued for construction’ and ‘as-built’ drawings and specifications relating to the building work
  • a copy of any schedule of approved samples relating to the building work
  • a copy of any development consent or other consents, approvals or certificates issued under the Environmental Planning and Assessment Act 1979 and relating to the building work
  • a copy of any alternative solutions and fire engineering reports, and the applicable assessment and approval by the principal certifying authority, relating to the building work
  • a copy of any design certificates relating to the building work
  • a copy of Building Code of Australia compliance certificates by each subcontractor for any part of the building work carried out by the subcontractor
  • a copy of any inspection report obtained by the developer or builder relating to the building work.

The developer may protect/redact commercial in-confidence materials from the above documents before giving them to the inspector.

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Strata scheme interim inspection and report 

The building inspector must attend the site to do the interim inspection.

The inspector must do the interim inspection and upload a report to the online portal between 15 and 18 months after the occupation certificate is issued.

The Building Inspection and Report (Word, 253KB) provides a template for the initial and final inspection and instructions on how to complete the defects report. The interim report must be provided using this template.

The report must identify any defective building work found when the interim inspection was conducted.

For all matters the inspector acknowledges is beyond their own competency, they must engage specialists/experts to contribute to those areas and include this in the inspector’s report.

Once uploaded by the inspector, the developer, owners corporation, Building Bond Secretary and the builder responsible for any defective building work identified in the report, will be notified that the report is available on the online portal.

Within 14 days of being notified, the owners corporation must notify the lot owners of the strata scheme that the interim inspection report has been received and let them know if the report is an interim or final report, and how they can obtain an electronic copy.

If there is no defective building work identified in the interim report, the developer can apply to the Building Bond Secretary for a determination that a final inspection/report is not required. In this case, the interim report becomes the final report.

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Rectifying defective building work 

After the interim report is lodged, any defective building work must be rectified by the builder before the final inspection is carried out, between 18 and 21 months after the occupation certificate is issued.

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Final inspection 

The building inspector must attend the site to do the final inspection.

The inspector must do the final inspection and upload the final inspection report to the online portal between 21 and 24 months after the occupation certificate is issued.

The building inspector must give at least 14 days written notice to the owners corporation, the owner and any occupant of any affected lot of their intention to enter any part of the strata scheme.

The owners corporation, any person who has exclusive use of common property, a strata managing agent, building manager or manager of the common property, and any owner or occupier of a lot must provide any reasonable assistance to enable an inspection to be carried out.

A person must not unreasonably refuse a building inspector access to any part of the strata scheme or obstruct or hinder a building inspector in carrying out their inspection.

The final inspection report must include:

  • any defects identified in the interim inspection report that have not been rectified
  • any defective building work coming from the rectification of defective building work previously identified in the interim report
  • how the defective building work identified in the report should be rectified.

A defect not identified in the interim inspection report cannot be included in the final inspection report.

Once uploaded by the building inspector, the developer, owners corporation, Building Bond Secretary and the builder responsible for any defective building work identified in the report, will be notified that the report is available on the online portal.

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