Practical completion
The contract process addresses when work is practically complete, the defects identified and when final payment becomes due.
Practical completion records
Queensland Form 21 and handover.
Understand final certification, practical completion, defects lists and the documents to obtain before accepting completed building work.
Buyer overview
Practical completion and final certification are related but different.
The builder, building certifier and owner have different roles. QBCC guidance identifies Form 21 as the final inspection certificate relevant to Class 1 and 10 buildings and structures, while a Form 11 certificate of occupancy is relevant to buildings of other classes.
Final certification
The building certifier decides whether required work can receive the applicable final inspection certificate or certificate of occupancy.
Handover records
Approvals, inspection certificates, trade certificates, warranties, manuals and variation records should be assembled before acceptance.
Inspection scope: A Premise handover inspection is visual and non-invasive. It reports observable incomplete work, defects, damage and safety concerns within the agreed scope; it is not a statutory inspection or compliance audit.
Practical checks
What owners should inspect and collect.
Handover concerns
- Incomplete, damaged, poorly finished or non-operational items.
- Visible moisture, drainage, waterproofing or weatherproofing concerns.
- Safety hazards at stairs, balustrades, glazing, electrical fittings or access areas.
- Work differing visibly from the contract documents or agreed selections.
- Missing keys, remotes, manuals, warranties or product information.
- No available final certificate, certificate of occupancy or required trade certificates.
Recommended documents
- Approved plans, specifications, variations and building approval.
- Form 21 for applicable Class 1 and 10 work or Form 11 for applicable other-class buildings.
- Stage inspection records and relevant aspect certificates.
- Waterproofing, plumbing, drainage, electrical, gas and fire-safety documentation as applicable.
- Termite management notice, installation records and maintenance instructions.
- Warranties, manuals, keys, remotes and the signed practical-completion documentation.
Limits of a visual inspection
A defects inspection cannot determine statutory approval status.
Certification records must be obtained from the builder, certifier and relevant authority. Visible completion does not prove approval or compliance.
Not confirmed
- Compliance with approved plans, the NCC, standards or tolerances.
- Validity, completeness or authenticity of supplied certificates.
- Concealed construction, waterproofing or services.
- Contractual entitlement to withhold payment or delay handover.
- Future performance, settlement or shrinkage.
When specialist input is appropriate
- Building certifier for final certification and approval records.
- Solicitor for contract, payment and dispute advice.
- Relevant licensed trade contractor for specialist testing and certificates.
- Engineer where structural design or significant movement is in question.
Confirm the contract process and obtain legal advice before withholding final payment. Premise reports observable condition and does not administer the building contract.
Official information
Authoritative sources and further reading.
Requirements can change and may depend on the building classification, approval date and work undertaken. Confirm current obligations with the relevant authority or appropriately licensed specialist.
Common questions
Frequently asked questions.
What is a Form 21?
QBCC describes it as the final inspection certificate relevant to detached houses and smaller Class 1 and 10 buildings or structures, indicating satisfactory completion of applicable building work.
What is a Form 11?
A Form 11 certificate of occupancy is relevant to buildings of other classes, including many unit and commercial buildings. Confirm the applicable certification with the building certifier.
Does a handover report certify compliance?
No. It records observable condition within the agreed inspection scope. Statutory certification and technical compliance decisions remain with the building certifier and relevant specialists.
HouseWorthy packages
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THREE PROPERTIES
Research the property before the physical inspection.
$29
Property Intelligence Report
Property, planning, environmental, utility and buyer due-diligence information with practical next checks.
View the $29 report$59
Buyer Shortlist
Three report credits to compare risks, advantages and next checks across different properties.
View the $59 shortlist
$50 Premise inspection offer: purchase an eligible HouseWorthy package, then book and complete a combined Premise building and timber pest inspection for the same property within 30 days. Supply the purchase email or Stripe receipt when booking. Conditions apply.
HouseWorthy is a property information service by Premise Inspections. It is not a building and timber pest inspection, valuation, engineering assessment, approval search, certification or guarantee.
Request an inspection quote
Provide the available property details and we will email an indicative quotation. Final pricing may vary with the property’s size, construction, age, condition, location and accessibility.
Premise Inspections
Independent building and timber pest inspections
Reports generally available within 24 hours
What happens next
- 1Receive your indicative quoteWe email the estimate using the property details supplied.
- 2Reply if you wish to proceedProvide the selling agent’s name and contact details.
- 3Confirm the bookingWe coordinate access and confirm the inspection arrangements.
Prefer to speak directly?
Call 1300 396 585
info@ppbi.com.au
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