Types and guidance for building inspections

Your building consent will include a Schedule of Specified Inspections which state the range of inspections undertaken during the course of construction. Inspections are project specific and identified/agreed during the processing of your building consent.

Additional inspections may be necessary, depending on the nature of the building work and the manner of construction, or as a result of non-complying or incomplete work.

Each section below contains guidance around what will be looked at during the relevant inspection


Foundation piles

  • Confirm boundary peg locations and lot number 

  • Check building is sited as per consent plan 

  • Check FFL off datum 

  • Check firm bearing achieved 

  • Check consent documentation for special geotechnical or engineer requirements, including engineers inspections (site notes/PS4 may be required) 

  • Services into the building have been suitably placed

  • For timber floors, adequate ventilation is provided to the sub-floor space and meets the minimum distance to the ground

  • When holes are excavated prior to pile installation, all pile holes are to be the correct depth, clean and free of water

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Foundation concrete footings

  • Confirm boundary peg locations and lot number 

  • Check building is sited as per consent plan 

  • Check FFL off datum 

  • Strip vegetation from building platform 

  • Excavate foundations – ensure foundations are plumb and level at base with all loose material removed

  • Check firm bearing achieved 

  • Check consent documentation for special geotechnical or engineer requirements, including engineers inspections (site notes/PS4 may be required) 

  • Ensure foundation width and depth measurements are as specified 

  • Check reinforcing is installed as detailed including type, size, and spacing. Ensure reinforcing is correctly lapped, and supported with adequate cover. 

  • Fit waste sleeves, ensuring adequate grade is achieved 

  • Sub-floor ventilation locations 

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Pre-slab plumbing

  • All pipework is visible and accessible for checking gradients

  • Plumbing to AS3500 to be on test

  • Hot water cylinder drains are in place

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Foundation slab

  • DPM is placed with all laps and penetrations sealed, reinforcing is in position with chairs, as appropriate

  • Additional steel is in place for slab thickenings and corner bars

  • Free joint in place if required 

  • Rebates in place 

  • Slab thickenings in place as per consent, check truss plan 

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  • Correct type of block 

  • Correct number of courses 

  • Horizontal and vertical reinforcing tied and centred in block 

  • Clean outs in place, reinforcing tied 

  • Bond beam reinforcing as detailed, i.e. stirrups 

  • Control joints in place 

  • Temporary bracing or propping required 

  • Engineers inspection completed (if required) 

  • Engineers site notes and PS4 may be required

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Subfloor framing

  • Correct pile size, treatment and height 

  • Bearer size, treatment and spacing 

  • Adequate bearing on piles 

  • Joist size, treatment, and spacing 

  • Solid blocking in place 

  • Dwangs in place for brace panel hold downs 

  • Fixings – Stainless Steel (within 60mm of the ground or within sea spray zone) or galvanised 
  • Insulation in place, adequate access and ventilation 

  • DPM to ground if specified

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Frame & Truss

  • All previous site instructions completed

  • “As-Built” truss design approved by Council

  • Control cuts to slab completed 

  • Framing; correct grade, treatment and spacing 

  • DPC to plates 

  • Plate hold downs completed 

  • Frame connections complete 

  • Truss and rafter connections complete 

  • Purlin size, spacing and fixings as detailed 

  • Z nails to outriggers 

  • Roof bracing completed – including gable end/roof strap/roof plane and dragon ties 

  • Stud to top plate fixings completed 

  • Lintel hold downs and fixings completed 

  • Lintel sizes checked 

  • Post/beam connections completed 

  • Valley board in place – ends supported 

  • Brace hold downs completed. Locations checked 

  • Bracing ply completed with all fixings in place 

  • Bottom chord restraints in place 

  • Fire wall hold downs and solid blocking completed 

  • Engineers inspection completed, if required 

  • Engineers site notes and PS4 may be required


  • Support framing in place, correct treatment and spacing 

  • Minimum fall achieved as shown in consent documents 

  • Ply substrate complete, H3.2 sheets staggered, angle fillet in place 

  • Stainless screw fixings in place at correct spacing 

  • Scuppers, outlets and overflow relief in place 

  • Drip edge in place

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RAB fixing

  • All previous site instructions completed 

  • Correct rigid air barrier installed – all fixings are required to be visable

  • Fixing material, spacing as per manufacturers documentation

  • Top plate hold down and bracing completed

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Pre-clad cavity

Building wrap

  • All previous site instructions completed 

  • Correct building wrap selected – i.e. direct fix, cavity, metal framing or cladding

  • Wrap must be approved for specific applications 

  • Wrap installation – wrap securely fastened with adequate lap 

  • Wrap returned into openings, adequate bottom plate cover achieved, wrap above rebates 

  • Slab edge protection completed – i.e. DPM/Mulseal 

  • Sill tapes in place – must be installed as per manufacturers installation details 

  • Thermal break in place (steel frame) 

  • Penetrations sealed through wrap/pipes/wires etc. 

  • Wrap supported with blue banding to prevent insulation sagging 

  • Fire walls – correct linings installed to outer face

Cavity battens and flashings

  • Cavity battens in place – correct size, treatment and spacing set out as per cladding specifications 

  • Where H3.1 cavity battens and galvanised flashing/s are in contact ensure separation is provided, such as strips of heavy duty roof underlay 

  • Cavity closers in place 

  • Saddle Flashings 

  • Flashings 
  • All appropriate flashings/back flashings in place 
    Head flashings in place – turn ups to ends, sealed to wrap 
    Sill trays in place for direct fix claddings 
    Back flashings in place at change of cladding junctions 
  • WANZ support bars – full length, level, fixing complete at required spacing 

  • AAC Cladding cavity system to be installed as per consent plans or amendment approved.

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Pre-line including plumbing

  • All previous instructions completed 

  • Exterior claddings completed including all roof flashings and penetrations (weathertight) 

  • Temporary weatherproofing may be required to garage doors, chimney caps etc.


  • Wall and ceiling insulation complete, snug fit, clearances to roof underlay. Correct R value

Air seals

  • Complete to all openings including meter box and garage door jambs 

  • Window identification labels and safety glass labels in place 

  • Backing rod in place behind air seal to prevent over filling cavity 

  • Packers sealed over 

  • Silicone sealant in place to narrow gaps


  • Pipework completed, clipped and lagged outside insulation 

  • Pressure tested. Pressure test statement required at final inspection 

  • Correct pipework size/runs/distance to HWC 

  • Solar pipework installed 

  • Gas pipework installed 

  • Wastes and vents in place


  • Hold downs to bottom plates including all brace elements complete 

  • Flush boxes are 90mm minimum from brace panel edges 

  • Moisture content 

  • Ceiling battens – spacing and fixings 

  • Stiffeners in place to stud/pate penetrations over 35mm diameter 

  • Solid blocking for ceiling diaphragms – penetrations to be in middle third each way 

  • Metal angles in place to tiled showers fixed at 300mm centres 

  • Solid blocking to fire walls 

  • Fire wall penetrations suitably fire rated 

  • Dwangs in place above shower trays

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 Passive Fire Protection

  • All linings to fire-rated elements are completed and correctly fixed.
  • Fire-resistant filler and sealant are in place.
  • Suitable fire-resistant electrical fittings and fire collars are in place for penetration through fire-rated walls and ceilings.

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  • All previous site instructions completed 

  • Correct linings in place 

  • Bracing completed – appropriate linings and fixings in place as per brace system used 

  • Wet area water-resistant linings in place as specified 

  • Metal angle in place to internal corner of tiled shower (if applicable) 

  • Fixings completed to tiled areas as required 

  • Fire walls – appropriate linings and fixings completed as per system requirements 

  • Diaphragm ceilings completed-fixings as specified by manufacturer and approved building consent plans 

  • Penetrations located as specified by manufacturer 

  • Manhole access openings have been located in the middle third as per manufacturers requirements in a ceiling diaphragm

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Half-height masonry

  • Cavity – min 40mm achieved and no more than 75mm 

  • Cavity clean and clear of mortar 

  • Brickwork – max 20mm overhang at foundation (If overhang is greater than 20mm, a solution is required) 

  • Brick ties in place, spacing and fixings 

  • Weep holes in place, including columns at correct spacing 

  • Slip joints in place 

  • Minimum brick panel size achieved (230mm) 

  • Flashings in place – DPC jamb and sill flashing with 15mm minimum kick out 

  • Lintel bars, shelf angles in position with flashing tape or additional layer of wrap over 

  • WANZ support bars in place – full length, level, fixings completed (galvanised or stainless steel)

  • All panels as close as possible to half high

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Pre-plaster exterior

  • All previous site instructions completed 

  • All panels in place, fixings complete 

  • Control joints in place as per manufacturers requirements 

  • Proprietary flashing systems completed to openings and cladding junctions 

  • Base of cladding flashings in place 

  • Clearances to cladding at apron flashings etc. 

  • Penetrations sealed 

  • Reinforcing to cut panels primed 

  • Rebate coated with bituminous emulsion if required (check installation specifications)

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Interior tanking

  • All previous instructions completed 

  • Tanking product as specified in building consent 

  • Required number of coats applied 

  • Bandaging to internal/external corners 

  • Slope achieved to recess and floor 

  • Penetrations sealed 

  • Accredited or approved applicator 

  • Inspection carried out prior to any tiles being laid 

  • PS3 to be provided by accredited applicator

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Retaining tanking and drains

  • All tanking membrane elements are completed and correctly fitted
  • Dish to bottom of retaining in place as required
  • Drains and filter cloth place
  • A PS3 must be required to be supplied by the applicator confirming the type of membrane applied.

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  • Drain layers details and registration number available 

  • Storm water, sewer pipework laid in position and exposed with correct inspection point locations 

  • Adequate grade achieved 

  • Pipework supported, laid in chip or clean sand 

  • Sumps and soak holes completed 

  • Water test on to sewer 

  • Primer used on glued joints 

  • Septic tank system and located as per consent 

  • As-laid plan accurately drawn

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Heating unit solid/liquid fuel

Note: If an inbuilt heating unit is to be installed - we require a completed pre-installation inspection

  • Ensure fire being installed is as per consent 

  • Installation to be carried out in strict accordance with the manufacturer’s instructions including: 

  • Hearth type and size 

  • Seismic restraints 

  • Unit clearances to combustibles 

  • Flue shielding 

  • Flue type, flue connections, spacers 

  • Ceiling penetrations as per flue system specifications 

  • Number of flues and clearances to combustibles 

  • Ceiling plate – ventilated? 

  • Flue/roof penetration – additional support, soaker flashings 

  • Flue height and support 

  • Wetback installation – HWC open vented 

  • Header/top up tank required to rural installations 

  • Smoke alarms in place 

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Final residential

  • A final inspection is carried out when all other listed inspections have been completed and passed, and all detail on approved consent documentation has been completed.

  • Sometimes, other than the final inspection, there will be inspections (including effluent field, heating unit and solar hot water system) which need to also be completed. Please ensure that these inspections are also booked in so additional time has been allocated. This assists us in distributing all of the inspection bookings.

  • This is the last opportunity the Council has to inspect the completed building and it is therefore important that all aspects of the building are complete. In order for the Council to carry out this inspection, the building must be completed to a standard where it has a good chance of passing. It is not designed to provide a list of items for the contractor to complete.

  • Some of the following items are commonly identified as failed items at final inspection. These items should be checked by the contractor prior to inspection.


  • Finished ground level, clearance to cladding 

  • Paved area levels/falls and storm water control completed 

  • Finished height of gully traps 

  • Storm water disposal complete – i.e. strip drains, sumps, down pipes 

  • Soffit/window/doors sealed 

  • Drain ventilation installed and flashed etc. 

  • Mechanical vents complete 

  • Cladding/soffits painted 

  • Ventilation/weep holes in place to brick or stonework veneers 

  • Drainage venting to sewer completed 

  • Snow straps in place to spouting 

  • Vermin proofing completed i.e. below garage door reveals and at cladding junctions 

  • How water cylinder relief drains terminating in a safe location 

  • 190mm maximum step down from door openings


  • Hot water must be on to check temperature 

  • HWC seismic restraints in place top/middle/bottom 

  • Smoke alarms to be in place 

  • Window manufacturers identification stickers in place 

  • Check that showers are not leaking by directing water to the corners 

  • Gas hob protection in place if required 

  • Ventilation to all rooms where hot water tap in place (scullery) 

  • Fixtures to be sealed to wall 

  • All plumbing work/fit off to be completed

Roof space

  • Insulation to be tidy and cut neatly around all ducting 

  • Downlights are CA or IC rated – insulation cut around or concealed 

  • Downlight transformers above the insulation 

  • Mechanical vents – ducting to be connected 

  • Screw fixings missing purlins and at hips 

  • Vertical insulation supported

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Compliance Schedule – Pre Final Check

  • The purpose of the inspection is to check and verify 3rd party inspection records and technician statements
  • Verify Specified System performance standards.
  • Collect as-built plans and record the make, model and location of each specified system in the building.
  • All items relating to the Draft Compliance Schedule/Specified Systems will be addressed at this inspection.
  • Once this inspection is passed you can book your final inspection 

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Final commercial

  • Where the building project is complete a full inspection will need to take place

  • Must include installation of smoke alarms and compliance schedule items for commercial properties

  • Required paper work if available, including but not limited to, an application for code compliance certificate Form 6, construction statements, energy work certificates, as built drawings information identified in the construction documentation and advice notes

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Certificate for public use

  • Generally for commercial buildings 

  • Safety management plan has been adhered to

  • Measures in place to protect public where they may be affected by building work

  • Check that members of the public can use the premises safely

  • Considered as a final type inspection

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Notice to fix inspection

  • Confirmation on whether or not the contraventions recorded in the Notice to Fix (Form 13) have been rectified

  • If specified, building work must cease until the Notice to Fix has been lifted

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Non-standard inspection type


  • An inspection that is conducted to ascertain the current status of work carried out under a building consent - it is used to provide the customer with guidance on further steps to be taken with respect to the completion of their project.


  • An inspection that is typically for a design feature or method of construction that does not fit into any of our standard inspection types e.g. Accessibility inspection

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Territorial Authority (TA) inspections

Certificate for public use

  • Generally for commercial buildings
  • The inspector will check that members of the public can use the premises safely

Notice to fix inspection

  • Confirmation on whether or not the contraventions recorded in the Notice to Fix (Form 13) have been rectified
  • If specified, building work must cease until the Notice to Fix has been lifted

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Last updated: 2 July 2019