Council building inspections: pass first time

Council inspections are mandatory hold points: the BCA (Building Consent Authority) checks the work at set stages, and you can’t carry on past some of them until it passes — you can’t pour over un-inspected reo, or line over un-inspected framing. The stages are listed on your consent, you book each one with a day or two’s notice, and the trick to passing first time is knowing exactly what the inspector checks before they turn up.

Why a failed inspection costs real money

A fail means a re-inspection fee (around $350–400) and the trades stand down until you re-book — easily a week lost. Worse, if you’ve covered work the inspector needs to see, such as lining over bracing or backfilling a drain, you may have to open it back up.

• Self-check against the stage list below before you call the booking in.
• Photograph everything before it’s hidden — reo, wrap, insulation, drains.

The inspection stages, in order

These are the common hold points on a consent. Each one has a “when” you can’t skip past, a set of things the inspector checks, and the usual fixes if something’s short.

1. Siting — after excavation, before pouring footings

The inspector checks:

• Building positioned correctly per consent (boundary setbacks).
• Excavation depth and soil bearing (against the geotech).
• Stormwater diverted away from the work area.

To pass: re-stake if you’re off, and verify with the geotech if the soil is softer than expected.

2. Pre-pour foundations — reinforcing in, before the concrete pour

The inspector checks:

• Reinforcing mesh and bars present and correctly tied (B1/AS1 Amendment 11 — 2× D12).
• DPM 250µm polythene over the base, with laps taped.
• Cover to reinforcing at least 30mm.
• Plumbing and electrical conduits in the correct position.
• Formwork square and level.
• Edge thickening and step-downs correct.

To pass: add starter bars where missing, re-tie if loose, and replace torn DPM.

3. Pre-line / pre-close — framing complete, before plasterboard goes up

The inspector checks:

• Bracing per consent (BU/m capacities marked on the drawings).
• Stud and plate sizes per wind zone.
• Fixing centres correct (top plate to rafter strap centres per Table 10.13).
• Lintel sizes matching the drawings and wind zone.
• Internal services (plumbing and electrical) roughed in within the frame, not damaging the structure.
• Wet-area framing H3.2.
• Insulation in the walls visible and at the correct R-value.
• Building wrap installed and lapped correctly.

To pass: add a bracing element if BU is short, upsize a lintel if it’s under-spec’d, and tape any unlapped wrap.

4. Post-line — plasterboard fixed, before stopping

The inspector checks:

• Plasterboard fixing centres (300mm perimeter, 600mm field).
• Fire-rated walls: correct sheets, screw centres and edge distances.
• Wet area: Aqualine in the shower and 1m beyond, with a gap to the floor.
• Penetrations through fire walls sealed.

To pass: add screws where missing and replace damaged sheets.

5. Drainage — drains installed and tested, before backfill

The inspector checks:

• Pipe diameters correct (100mm WC, 50mm basin, 50mm shower).
• Falls correct (1:60 WC, 1:40 sink).