Construction Stages

Inspections per each stage

During construction of your home you may wish an inspector to look at the house as it progresses before payment.

A builder will have his contract worked out so that he can progressively be funded through the construction.

After the deposit is paid the builder will then want to be paid during the following stages, or a variance of these following stages.

  1. Concrete slab and footings.
  2. The wall frame is on and the roof frame is up.
  3. The bricks are up, windows in and roof is on. This is called Lock Up.
  4. The fixing is finished. All the walls are lined and doors are in and skirting on, and fittings are installed.
  5. Painting is done.
  6. The landscaping is done and the building has reached practical completion stage.

There will be varying changes to the above. There may be another floor for example. Or there may be another stage in there, or one less.

You also might want to have a consultation about your plans before you sign up. In that case I will go over all the different things that you might need to know and have worked out before you start.

For example, do you have a timber floor under the top bathroom. Do you know it will not slope or drain as it will be flat?

And what are the reveals the builder will use in your robes? Will they be timber or a cheaper bent metal?

And landscaping? Will it include trees? Will the path side bricks be cut at angles or just filled at joints?

And your windows, how will you want those bricks to look? Ordinary, the cheapest? Or something a bit more classy such as soldier coursing? And the same with your brick sills. Do you want the extremely ugly sill corner bricks with the core holes just partially filled with mortar? Or do you want something looking a bit more classy? Perhaps solid bricks?

And your flat roof, with its box gutter – are you really sure it will not flood?

And that horizontal colourbond, beneath the windows, are you sure the water will be held out? What flashing is designed for it?

And what about your internal doors? Will the tops and bottoms be painted? The manufacturer may void his warrantee if the doors are unpainted on top. But most painters do not paint the door tops in Canberra.

And what about the front threshold? It is nicely stained when it leaves the factory? Will it be repainted after the house is finished? Most likely it will not be, unless you specify it.

And what about your beautiful garage concrete floor? Will it be a rubbish pit and left stained and coloured with plaster and cement? Most likely unless you specify it. Will it be painted with concrete paint afterwards if damaged by house paint and trades etc?

Many clients wish they had gotten what the builder was going to build ironed out before they contracted. So understand this. If you do not state exactly what it is you expect to receive in your specification, you may not receive it.

What we do not do is measure up your building, check its sizes or setbacks against the plans. We may not necessarily see the slope of the concrete floor that wrong. We do not check if the plumbing pipes are free of blockage, or many of the myriad of things that the supervisor checks during the hundreds of days it takes to build. We can, of course do all those things for a price, engage surveyors on your behalf and so on. What we do do, is that we go on the site, and look for things that are not there that obviously should be there. Or we look for things that are there that obviously should not be there, but are not there.

We also do not check your contract and what you are getting and if it is there. We do not check if your special inclusions are good for you. On the day of the inspection we will look at what is there and if it seems correctly built by what we see.

We do our best, however, we are not the supervisor. We are also not there everyday. But in saying that, we hope another set of eyes will help the supervisor, his job and thus help you, the client.



The inspections done here do not necessarily include the client at the inspection, or the builder. These are relatively quick inexpensive inspections, inspected between other inspections that day. There is no taking the client through the building site and explaining what is observed, as what is observed will be in the report. We do not do it twice. If the client wants to have a Special Inspection, with them in attendance on the site at the same time as the inspection, that can be scheduled at the times of 10 am or 2 pm, and the price is as listed under Special Inspections. In this case the client makes the arrangements with the builder and any accompanying people.

To keep the prices down to the Staged Inspection prices, the inspector contacts the builder for access, and send the report that day after the inspection is done. That is usually what is done.

All prices are displayed on the prices page here. They may rise as inflation goes up. There are no fixed amounts. It can take a year to build a house. What the price will be as the end is not guaranteed to be what is there now. All Building and Pest Inspectors are registered here at Access Canberra. Our inspection number is 111.

So, you decide.


If you want our services, please send this in the contact details:

Your Name

Your Phone Number

Your Builder’s Name and the Supervisor’s Name. Please include his contact details: phone and email.

Your House Address.

Other relevant information.

That is it. Thank you.