125: Being prepared for building Inspections

Recent data and industry commentary suggest that a significant number of LBPs are not adequately prepared for building inspections, leading to concerning failure rates. These failures often stem from issues such as non-compliance with the Building Code, incomplete documentation, or work being carried out beyond the LBPs scope of competence.

For Licensed Building Practitioners (LBPs), being prepared for a building inspection is not just a matter of compliance—it is a professional imperative. These inspections are critical checkpoints that ensure building and construction work meets the New Zealand Building Code and aligns with approved plans. Failing an inspection can lead to costly delays, rework, reputational damage, and the potential for a complaint to the Building Practitioners Board.

Preparation demonstrates professionalism and competence. When an LBP ensures that all work is completed to standard, documentation is in order, and access is provided to all inspection points, it reflects a commitment to quality and safety. This not only builds trust with clients but also with council inspectors, who are more likely to view the practitioner as dependable and thorough.

Moreover, being inspection-ready helps streamline the building process. Councils are under pressure to manage high volumes of inspections, and any delays due to unprepared sites can disrupt schedules and increase costs. A smooth inspection process benefits everyone involved—from contractors and clients to council staff. 

Reasons for inspections failing can include:

• inspections are booked in advance to ensure workflows, but key elements mays be missing or not completed when it comes time for the inspection
• work that does not comply with the building consent
• substandard building practices which could result in the work not being compliant – for example, the timber framing tolerances in Section 2 of NZS 3604
• incorrect sequencing, such as calling for a preline inspection before the building is weathertight
• safe and clear access to the areas to be inspected has not been provided.

Consistent readiness reinforces an LBP’s legal and ethical responsibilities. Section 14E of the Building Act makes the LBP who carries out or supervises restricted building work responsible for ensuring that the work is completed in accordance with the requirements of that Act. LBPs are also accountable to the Board, where carrying out or supervising work that does not comply with the building consent is one of the grounds for discipline under section 317. Additionally, the LBP Code of Ethics also requires an LBP to act within the law.

The Board wrote the following in a complaint hearing decision in 2019:

“The Board considers that licensed building practitioners should be aiming to get building work right the first time and not to rely on the building consent authority to identify compliance failings and to assist them to get it right. It is not enough to just turn up for inspections. Moreover, when compliance failings are identified at those inspections the Board would expect prompt action to be taken and that they would not repeat the same failings.”

Up to May this year, there have been 9 complaints upheld by the Board which involve work not complying with the building consent, four of which were against the same LBP over different projects. Penalties ranged from cancellation of licence plus costs up to $2,950, to fines of up to $4,000 plus costs. One respondent was censured, along with a fine of $2,000 and costs of $2,150. A record of disciplinary offending is also recorded on the public Register under the respondent’s name for a period of 3 years.

In addition, each of these complaint hearings included findings of negligent or incompetent work which potentially led to these failed inspections. No responsible LBP wants to see this against their name.

An upcoming inspection should also be a reminder for LBPs who have carried out or supervised any restricted building work on the project, but have since moved to a different site, to complete and provide their record of work (RoW) to the owner and the relevant territorial authority. Failure to provide a RoW is by far the most common complaint to the Board and could be a factor in the delay or failure of a building inspection.

In short, readiness for council inspections is not just about passing a check—it is about upholding standards, protecting your license, and delivering quality outcomes for the client.

These complaint decisions can be seen in the Complaints and past decisions on the LBP website. Just click on '317(1)d Work not compliant with building consent under Disciplinary grounds' and '2025' in the Date box.

Quiz

1. Why do we have building inspections?
   
   1. It ensures building and construction work meets the New Zealand Building Code
   2. It allows the inspector to tell the builder how to fix the work that does not comply with the consent
   3. It is paid for in the building consent application, so we might as well have one
2. Who is responsible for ensuring restricted building work is completed in accordance with the requirements of the Building Act?
   
   1. The foreperson
   2. The building company owner
   3. The LBP who carries out or supervises the restricted building work
   4. The client
3. How many complaints against LBPs that includes work that does not comply with the building consent has the Board upheld up to May this year? 
   
   1. 3
   2. 6
   3. 9
   4. 12