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 reports. If the developer fails to appoint a building inspector, the Building Bond Secretary will choose one. The developer can only choose the building inspector once the owners corporation has approved the appointment of the position by a resolution at a general meeting.

Strata building bond and inspections scheme online portal

The Strata building bond and inspections scheme online portal (the portal) is used for all requirements under the scheme, including all written notices required under legislation. The portal will auto-generate alerts and emails to the building inspector. The building inspector is required to register as a user once the developer or Building Bond Secretary nominates them as their building inspector. This is done by email.

1. Bond lodgement

It is the responsibility of the developer to lodge the building bond. Stage one does not directly affect the building inspector

2. Inspector appointment

A developer needs to appoint a building inspector to complete an interim inspection and the interim report. The building inspector must be appointed within 12 months after the occupation certificate is issued for the project, 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 (DOCX, 306.07 KB) helps developers appoint a building inspector, and the Strata Inspector Panel Secretary's process (DOCX, 328.1 KB) helps the Building Bond Secretary appoint a building inspector.

The building inspector must be a member of a strata inspector panel.

For further details on the strata inspector panel, refer to key terms above

Contact the body you have membership with to make sure the strata inspector panels are current. Each body will have their own processes and membership criteria to determine if a person is suitable 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 inspector panel. Inclusion on a panel qualifies the person to be a building inspector. Once the developer nominates a building inspector, they will add the building inspector details to the project in the portal. The portal will let the building inspector know via email. This email will include information for the building inspector to register in the portal. The building inspector must make a disclosure statement about any connection or association with the developer in the portal. The developer must also make a disclosure.

The portal will let the owners corporation know 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 portal. If approved, the portal will let the Building Bond Secretary, developer, owners corporation and the building inspector know of the appointment. 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 appoint a building inspector within 12 months, they must let the Building Bond Secretary know through the portal. The Building Bond Secretary will then appoint a building inspector and notification will be sent to the developer, owners corporation and the building inspector.

The developer must pay all building inspector costs, even when the inspector is appointed by the Building Bond Secretary.

3. Interim inspection and report

Preparing for the interim inspection and report

Once appointed, the building inspector may commence a desk audit and other procedures before going to site to conduct the interim inspection. The information available on the portal to view/download:

  • the lodgment form
  • 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 done, the building inspector can request documents and information from relevant parties. The full requirements are contained in the Regulations.

The following is not an exhaustive list:

  • 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 can protect/redact commercial in-confidence materials from the above documents before giving them to the inspector.

Interim inspection and report – carrying out the inspection and providing the report

The building inspector must go to site to do the interim inspection. When complete, the building inspector must upload the interim report to the portal between 15 and 18 months after the occupation certificate is issued for the project. The Building Inspection and Report (DOCX, 252.53 KB) template for the interim and final inspection is available with instructions.

The interim report must be done using this template. Download it from the portal or the <forms> page on our website.

The interim report must identify any defective building work found when the interim inspection was conducted. For any work they can’t do, they can hire a specialists/experts to help and include this in the building inspector’s report.

Once uploaded to the portal 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.

If there is no defective building work identified in the interim report, the developer can apply to the Building Bond Secretary for a pass on the final inspection/report. In this case, the interim report becomes the final report.

The building inspector must give at least 14 days written notice to the owners corporation, the owner and any occupant of their intention to enter any part of the strata scheme. The building inspector can issue these notifications through the portal.

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 allow an inspection to be done. A person cannot 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.

Tribunal orders - access to a strata scheme

A building inspector can apply to the Tribunal for an order to allow the building inspector access to the lot or any other part of the scheme for an inspection (interim or final).

For further details on the Tribunal orders, refer to key terms above

4. Rectify defective building work

After the interim report is lodged, any defective building work must be rectified, between 18 and 21 months after the occupation certificate for the project is issued and before the final inspection starts.

5. Final inspection

The developer will arrange for the building inspector who conducted the interim inspection and report to do the final inspection. If the original building inspector is not available, the developer needs to let the Building Bond Secretary know through the portal, who will then arrange for a new building inspector to do the final inspection and report.

Once notified by the developer or the Building Bond Secretary to conduct the final inspection and produce the final report, the building inspector must go to site to do the final inspection.

The Building Inspection and Report (DOCX, 252.53 KB) is a template for the interim and final inspection with instructions. The final report must be done using this template. Download it from the portal or the <forms> page on our website. The building inspector must do the final inspection and upload the report to the portal between 21 and 24 months after the occupation certificate is issued.

The final inspection report must include:

  • any defects identified in the interim inspection report that have not been rectified
  • any defective building work as a result of 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 included in the interim report cannot be included in the final 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 in the portal.

As in the interim inspection process, the building inspector must give at least 14 days written notice of their intention to enter any part of the strata scheme. Assistance must be provided for the inspection to be done.

6. Paying the building bond

Does not directly affect the building inspector

7. Completing the process

Does not directly affect the building inspector

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