When should I inspect a new-build 2-bed townhouse in Sydney?

P

paintsAndKey

Homeowner
The builder treats municipal approval as enough, while I see an independent inspection as serving a different purpose. This is a new-build two-bedroom townhouse in Sydney, and I am concerned that drainage, insulation or finishing problems may not become apparent until after handover.

I’m deciding between one thorough visit before completion and a staged approach, with an initial inspection before possession followed by a shorter check near the defect-period deadline. The contract may limit when my inspector can enter, so I need to confirm access first. Cost also matters: moving expenses, furniture and the first mortgage payment will arrive together, and I do not want the inspection budget to consume the emergency cash needed for those items.
 
I would prioritise an inspection before completion or handover, while there is still a clear opportunity to record defects before you take possession. Municipal approval and an inspection commissioned by the buyer are not necessarily looking at the property from the same perspective.

If funds allow, a shorter follow-up near the defect-period deadline could catch issues that only appear once the townhouse has been occupied.
 
One missing fact: does your contract allow your inspector access before completion, and does the builder require appointments or notice? That may decide the timing for you. I would find that out before booking anyone. Also ask what the inspection actually covers; a cheap visual visit is not automatically useful for concerns such as insulation or drainage.
 
I’m not convinced three separate full inspections are necessary for a 2-bed townhouse. That could consume money better kept for immediate repairs or the insurance excess. A detailed inspection close to handover, followed by your own dated defect list and a targeted return visit if something significant develops, may be the better balance.
 
Is the townhouse entirely standalone, or will there be shared property and ongoing service charges? Drainage outside the dwelling, common walls and shared insurance can complicate who is expected to address a problem. I would clarify those boundaries before instructing the inspector, otherwise the report may identify an issue without making clear which part of the property it relates to.
 
Ana’s cost point is fair. I would ring-fence the emergency fund first, then budget separately for inspection, moving costs and the first mortgage payment. Furniture is the flexible item: essential pieces can come first and the rest can wait. An inspection finding that affects water entry or safe occupation is much harder to postpone than a dining table.
 
When comparing inspectors, give them the actual concerns rather than just asking for a standard package. Ask whether the proposed visit can meaningfully assess drainage, insulation and finishes at that construction stage, what areas may be inaccessible, and whether the report will include photographs and clearly located defects. The limitations matter almost as much as the list of findings.
 
Thanks all. The contract appears to require access to be arranged rather than letting me bring someone in whenever I choose, so I’ll confirm the process and available stage with the builder before booking. I’m leaning toward one thorough visit near handover, with money reserved for a targeted follow-up before the defect period ends. I’m also checking whether any shared charges or insurance arrangements apply before finalising the post-move budget.
 
That sounds proportionate. Before the visit, prepare your own room-by-room list and note anything you want tested or explained. Afterward, separate findings into items affecting use of the home, items likely to worsen, and cosmetic finishes. Send the important defects in writing promptly rather than waiting to combine every paint mark into one perfect list.
 
I would not rely only on a visit near the end of the defect period. Some problems are intermittent, especially anything connected with rain or drainage, and the final week may not reveal them. Keep dated photographs from handover onward and record when an issue occurs. That gives a later inspector more to work with than a dry wall on one particular day.
 
The sensible financial order seems to be: settlement and first mortgage payment, moving essentials, inspection, insurance excess reserve, then furniture. Keep a separate contingency for findings rather than treating the whole emergency fund as available for furnishing. Even if the report is reassuring, that buffer still protects you from the ordinary costs of settling into a new home.
 
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