Mandatory building inspections in Victoria are the inspections your building surveyor carries out at set points during permitted building work, known as mandatory notification stages. For a typical new house they happen before footings are placed, before an in situ reinforced concrete member such as a slab is poured, when the frame is complete, and when all work is finished. Your building permit lists exactly which stages apply, and the builder must notify the surveyor as each one is reached.
The system exists so critical work is checked before it’s covered up. Once a slab is poured or a wall is lined, problems are much harder and more expensive to find and fix. Here’s what gets inspected, who is responsible, and what happens when work fails.
Which mandatory building inspections apply in Victoria?
Regulation 167 of the Building Regulations 2018 sets out the mandatory notification stages for constructing or altering a building:
- before placing a footing;
- before pouring an in situ reinforced concrete member that the building surveyor specifies in the permit;
- on completion of the framework;
- during building work the surveyor specifies for the inspection of fire and smoke resisting elements, which applies mainly to apartments, hotels, health-care and aged care buildings; and
- final, on completion of all building work.
The surveyor can leave out stages that aren’t relevant, and the building permit must list the stages that apply. A new house on a concrete slab will normally have footing, slab, frame and final inspections, while a simple pergola or carport might only need footing and final inspections. Demolition, and swimming pools and spas, have their own prescribed stages under regulations 168 and 169.
Who has to book the inspections?
The builder named on the building permit must notify the relevant building surveyor when each mandatory notification stage is complete and ready for inspection. If you’re an owner-builder, that’s you. Homeowners using a registered builder don’t normally book inspections, but it’s worth asking your builder to share the results as the job progresses.
Two rules catch people out. First, work at each stage shouldn’t be covered up until it has been inspected and approved. Second, the Building and Plumbing Commission (BPC) practice note on mandatory inspections requires them to be carried out in person; photos, videos or drone footage can’t replace a site visit. Inspections are done by the relevant building surveyor, a registered building inspector the surveyor authorises, or, for certain work, a prescribed person such as an engineer.
What does the building surveyor check at each stage?
Footings and excavation
The inspector checks the building is set out where the approved site plan shows, so setbacks to boundaries are right, and that footing trenches or pier holes match the depth and width in the engineering. The base should be firm and free of loose material and water.
Steel reinforcement and slab
Before concrete is poured, the inspector checks the reinforcement against the engineering: the right bar and mesh types, correct laps at joins and adequate concrete cover. They also check the plastic membrane under the slab is in place.
Frame
The frame inspection happens before linings and cladding hide the structure. The inspector checks that framing members, beams and lintels match the approved plans and engineering in size, type and spacing. Any change to the framing shown on the approved plans should be approved by the building surveyor before it is built.
Fire and smoke resisting elements
In apartment and similar buildings, the surveyor nominates when fire-resisting walls, floors and other elements must be inspected before they are concealed.
Final
At the final inspection, all work under the permit must be complete, including items like stormwater connections. The surveyor will also need any required certificates from other practitioners, such as plumbing compliance certificates.
What happens if work fails an inspection?
If an inspection finds non-compliant work, the building surveyor will usually issue a direction to fix. Under the BPC’s practice note on directions to fix:
- a written direction goes to the builder, with a copy to the owner, and allows a reasonable time to fix the work based on its extent;
- an oral direction can be given on site, with seven days to comply;
- if a direction isn’t complied with, the surveyor must notify the BPC within seven days after the deadline, and can escalate to a building notice or building order; and
- a direction to fix can only be issued before the occupancy permit or certificate of final inspection.
For example, a direction might require a missing framing connector to be installed or a footing trench deepened before the next stage. Once the work is fixed and reinspected, the stage is recorded as approved and the job moves on.
What if work goes ahead without an inspection?
Skipping a mandatory inspection is a serious problem. A builder who fails to notify the surveyor at a mandatory stage commits an offence under section 33 of the Building Act 1993, and the surveyor can refer the matter to the BPC for disciplinary action or prosecution.
More practically, the surveyor can require work to be opened up, cut into, tested or even demolished so compliance can be checked. That might mean removing plasterboard to expose a frame, or engineering testing of a slab poured without an inspection. It’s far cheaper to wait for the inspector.
How do inspections lead to an occupancy permit or final certificate?
The final inspection is the gateway to sign-off. Your building permit states whether the project needs an occupancy permit or a certificate of final inspection. New homes and new buildings typically need an occupancy permit, and it’s an offence to occupy the building before it’s issued.
Extensions and alterations to existing homes usually receive a certificate of final inspection instead. Our guide to the difference between an occupancy permit and a certificate of final inspection explains both.
After issuing the final documents, the surveyor must give copies to council within seven days, and a certificate of final inspection goes with the approved dates of the mandatory inspections. Owners and mortgagees can later request those dates from council.
Tips for smooth mandatory inspections
- Read the permit. Note which stages apply and any conditions, such as engineer’s inspections or certificates needed before the frame or final stage.
- Book ahead. Contact your surveyor as each stage approaches rather than when the concrete truck is already booked.
- Keep approved plans on site. The inspector checks the work against the approved drawings and engineering.
- Get changes approved first. If the design changes, talk to the surveyor before building it; some changes need an amended permit.
- Make the site safe and accessible. Clear access, a stable ladder where needed and pets secured.
- Collect certificates as you go. Missing plumbing compliance certificates or engineering sign-offs often hold up the final.
- Watch your permit dates. If a permit lapses before the final inspection, you may need an extension or a new permit.
How JLN can help
JLN issues building permits for residential and commercial projects and carries out the mandatory building inspections that go with them. We tell you upfront which stages apply, what we’ll check and what paperwork we’ll need at the end, so there are fewer surprises.
Frequently asked questions
Can the slab be poured before the steel is inspected?
No. If a reinforced concrete member is a nominated stage on your permit, it must be inspected and approved before the pour. If the inspection can’t happen in time, reschedule the pour rather than risk having to test or remove concrete.
Do decks, sheds and pergolas need mandatory inspections?
If the work needs a building permit, yes. The permit lists the stages, which for smaller structures may be just footings and final. Work that’s exempt from a building permit has no mandatory inspections, but it still has to be built properly and meet any rules that apply to it.
Can my builder send photos instead of booking an inspection?
No. BPC guidance is that mandatory inspections must be carried out in person, so photos, videos or drone footage aren’t a substitute. Photos are still useful for your own records.
How can I check inspections were done on a house I’m buying?
A regulation 51(1) property information certificate from council shows building permits and final certificates issued in the last 10 years. The approved mandatory inspection dates (regulation 51(3)) are only available to the owner, a mortgagee or a practitioner preparing a defects report, so ask the vendor to request them.
Is a mandatory inspection the same as a quality or pre-purchase inspection?
No. Mandatory inspections check the work against the building permit and regulations at key stages. They aren’t a full workmanship or defects inspection, and the building surveyor doesn’t supervise the site.
This article is general information current as of September 2026, not legal advice. Every project is different – ask us to confirm what applies to yours.
Starting a project? Call our building surveyors on 0422 234 951 or request a free quote for your building permit and inspections.