Buying an apartment is one of the largest financial commitments most Australians will make. Before you finalise settlement, you need to confirm that the property matches what was promised in the contract. A detailed, room-by-room checklist is the best way to ensure nothing slips through the cracks.
Too many buyers walk through their apartment quickly, glancing at the obvious features and missing subtle defects that can cost thousands to rectify later. This guide provides a comprehensive checklist you can print or save to your phone, covering every room, fixture, and system in your new apartment.
A pre-settlement inspection is your last chance to identify defects and have the builder or vendor address them before you take legal ownership. Once settlement occurs, the responsibility for most issues shifts to you.
If you want a broader overview of the process itself, read our guide on what to expect in a pre-settlement inspection.
Before You Start: What to Bring
Preparation is half the battle. Arriving at your inspection with the right documents and tools makes the process far more effective.
| Item | Purpose |
|---|---|
| Contract of sale | Verify inclusions, fixtures, and finishes listed |
| Floor plan and specifications | Compare actual layout and finishes to what was agreed |
| Colour and materials schedule | Confirm correct selections for benchtops, tiles, paint, and fittings |
| Phone or camera | Photograph every defect with a timestamp |
| Torch (flashlight) | Inspect dark corners, under sinks, and inside cupboards |
| Notebook and pen | Record defect locations and descriptions |
| Spirit level | Check walls, benchtops, and floors for level |
| Phone charger | Test power points throughout the apartment |
| Tennis ball or marble | Roll across floors to check for uneven surfaces |
| Measuring tape | Verify room dimensions against the floor plan |
Bring a friend or family member if possible. A second pair of eyes catches defects that one person might overlook.
Kitchen Checklist
The kitchen is typically the most expensive room per square metre in any apartment. Defects here can be costly and disruptive to fix after settlement.
Benchtops
Inspect every benchtop surface carefully. Run your hands along the edges to feel for chips, rough spots, or unfinished sections. Look at stone or engineered benchtops from multiple angles to catch cracks or discolouration that only appear under certain lighting.
Check that benchtop joins are tight, level, and properly sealed. Any gaps at the wall junction or around sink cutouts could allow water ingress that leads to swelling or mould.
| Check | What to Look For |
|---|---|
| Surface condition | Chips, scratches, cracks, discolouration |
| Joins and seams | Gaps, unevenness, poor colour matching |
| Edge profiles | Consistent finish, no rough or sharp spots |
| Wall junction | Sealed properly, no gaps |
| Level | Use spirit level across the surface |
| Overhang | Consistent and matches specifications |
Cabinetry
Open and close every drawer and cupboard door in the kitchen. Soft-close mechanisms should operate smoothly without sticking or bouncing. Drawers should glide on their runners without wobbling or catching.
Inspect the interior of cabinets for unfinished edges, sawdust, or construction debris. Look at hinges to confirm they are properly aligned and tightened. Check that all handles and knobs are firmly attached and positioned consistently.
Appliances
Turn on every appliance. Run the oven, cooktop burners, rangehood, and dishwasher through a short cycle. Check that the rangehood fan and light both work. Open the oven door to confirm hinges hold it in position.
Verify that the model and brand of each appliance matches what was specified in the contract. Builders sometimes substitute appliances, and you are entitled to receive exactly what was agreed upon. For more on your rights, see our article about builder obligations in pre-settlement inspections.
| Appliance | Checks |
|---|---|
| Oven | Heats up, door seals, hinges hold, correct model |
| Cooktop | All burners/zones ignite or heat, controls respond |
| Rangehood | Fan operates on all speeds, light works, filters present |
| Dishwasher | Runs full cycle, no leaks, correct model |
| Microwave (if included) | Heats, turntable rotates, door latches |
Tapware and Sink
Run both hot and cold water. Check water pressure and confirm that the mixer tap operates smoothly through its full range. Look under the sink for any signs of leaking at pipe connections or the base of the tap.
Plug the sink and fill it to check drainage speed and confirm the plug seals properly. While water is running, inspect the overflow outlet to ensure it drains correctly.
Splashback
Examine the splashback for chips, cracks, or uneven tiling. Grout lines should be consistent, fully filled, and free of gaps. If the splashback is glass, check for scratches and confirm the colour matches your selections.
Pay close attention to where the splashback meets the benchtop. Silicone sealant should be neatly applied with no gaps or bubbling.
Bathroom Checklist
Bathrooms are high-moisture areas where defects related to waterproofing and drainage can cause serious long-term damage. Take extra time in this room.
Tiles and Grouting
Tap tiles gently with your knuckle or a coin. A hollow sound indicates the tile may not be properly adhered to the substrate, which can lead to cracking or water penetration over time.
Check grout lines for consistency, completeness, and colour uniformity. Missing or cracked grout allows water behind tiles, which compromises waterproofing and can cause structural damage. Inspect corners and edges where tiles meet walls, floors, and fixtures.
| Check | What to Look For |
|---|---|
| Tile adhesion | Tap test for hollow sounds |
| Grout lines | Gaps, cracks, inconsistent colour |
| Tile alignment | Lippage (uneven edges between adjacent tiles) |
| Cuts and edges | Neat cuts around fixtures and at borders |
| Silicone joints | Movement joints properly sealed |
| Surface condition | Chips, scratches, stains |
Waterproofing Indicators
While you cannot see the waterproofing membrane directly, you can look for signs of problems. Check for any damp patches on walls or ceilings below bathrooms (if accessible). Examine the base of shower screens and around the bath for proper sealing.
Fill the shower recess and let water sit for a few minutes if possible. Watch for any water escaping beyond the shower area. The shower floor should fall towards the drain with no ponding in corners.
Fixtures and Fittings
Test the shower, basin taps, and toilet. Flush the toilet multiple times and check that it fills and stops correctly. Run the shower to check water pressure and temperature control.
Inspect towel rails, toilet roll holders, soap dishes, and any other accessories. Confirm they are firmly fixed and level. Check the mirror for scratches and confirm it is securely mounted.
Drainage and Ventilation
Pour water directly over the floor waste to confirm drainage is clear and fast. Slow drainage can indicate a blockage or incorrect fall in the waste pipe.
Test the exhaust fan. It should activate with the light switch or its own switch, depending on the design. Hold a piece of tissue near the fan grille to confirm air is actually being extracted. Poor bathroom ventilation leads to mould growth, which is a serious issue in Australian apartments.
Living Areas Checklist
Living areas are where you will spend most of your time. Defects in walls, floors, and windows are not just cosmetic; they can indicate deeper structural or construction issues.
Walls and Ceilings
Stand at various angles and use your torch to cast light across wall and ceiling surfaces. This raking light technique reveals dents, bumps, cracks, and poor plaster finishing that are invisible under normal overhead lighting.
Check corners for straight, consistent lines. Look where walls meet ceilings for gaps or uneven cornice joins. Examine any feature walls or bulkheads for quality of finish.
| Defect Type | Where to Look |
|---|---|
| Cracks | Corners, around windows, ceiling joins |
| Dents and bumps | Flat wall surfaces under raking light |
| Paint defects | Drips, missed spots, colour variation |
| Cornice gaps | Wall-ceiling junctions |
| Nail pops | Plasterboard surfaces |
Floors
Walk slowly across every floor surface. Feel for squeaks, soft spots, or unevenness underfoot. If the apartment has timber or laminate flooring, check for gaps between boards, scratches, or lifting edges.
For carpeted areas, look for ripples, poor stretching, or visible seams. Pull back the edge at a doorway if possible to check the underlay quality.
For tiled living areas, perform the same tap test described in the bathroom section. Grout should be consistent and tiles level with minimal lippage.
Windows and Doors
Open and close every window and door. They should operate smoothly without sticking, scraping, or excessive force. Check that locks engage and disengage properly on all windows and sliding doors.
Inspect window seals and weatherstripping. Look for gaps that could allow water or air infiltration. Check glass for scratches, cracks, or failed double-glazing (condensation between panes).
Test sliding door tracks for smooth operation. Ensure flyscreen doors and windows are present where specified, undamaged, and fit correctly within their frames.
Power Points and Switches
Bring your phone charger and test every power point by plugging it in. Confirm the USB charging outlets work if they were included in the specification.
Flick every light switch and dimmer. Confirm each switch controls the correct fitting. Check that all downlights and pendant lights are working and are the correct colour temperature.
Test data points, TV outlets, and any integrated smart home systems specified in the contract.
Bedrooms Checklist
Bedrooms may seem simple, but defects in wardrobes, flooring, and window seals are common and should not be overlooked.
Built-in Wardrobes
Open every wardrobe door and drawer. Check that sliding doors run smoothly on their tracks without derailing. Inspect shelving for stability and correct positioning. Examine hanging rails to confirm they are firmly fixed and level.
Look inside the wardrobe with your torch. Check for unfinished edges, poor paintwork, or construction debris left behind. Confirm the wardrobe configuration matches your selections.
| Wardrobe Check | Details |
|---|---|
| Doors | Smooth operation, alignment, handles firm |
| Drawers | Runners smooth, soft-close works, aligned |
| Shelving | Level, secure, correct spacing |
| Hanging rails | Firm, level, correct height |
| Interior finish | Clean, no rough edges, paint complete |
| Lighting | Internal wardrobe light works (if fitted) |
Windows
Bedroom windows require the same checks as living area windows, with extra attention to acoustic performance. Close the window and listen for traffic noise or other external sounds. If acoustic glazing was specified, confirm the glass type matches the specification.
Check that blinds or curtains (if included) operate smoothly and block light effectively. Blackout blinds should leave no significant light gaps around the edges.
Carpet and Flooring
Inspect carpet for consistent colour, proper stretching, and neat joins. Look at the transition strips where carpet meets hard flooring at doorways. These should be firmly fixed and present no tripping hazard.
For hard flooring, check for scratches that may have occurred during construction. Builders sometimes lay flooring before completing other work, leaving it exposed to damage from tradesperson traffic.
Laundry Checklist
The laundry is often a compact space in apartments, but it still requires careful inspection.
Taps and Connections
Test laundry taps for water pressure and smooth operation. Confirm hot and cold connections are correctly labelled and plumbed. Check washing machine tap connections for leaks.
If a dryer is included, verify the exhaust vent is connected and clear. Confirm the dryer matches the specified model.
Drainage
Run water through the laundry trough and floor waste. Check that drainage is fast and there is no gurgling, which could indicate a venting problem in the waste plumbing.
Ventilation
Confirm the laundry has adequate ventilation, whether through an openable window or a mechanical exhaust fan. Test the exhaust fan if fitted. In apartments, poor laundry ventilation contributes to moisture problems throughout the unit.
Balcony Checklist
Balconies are exposed to weather and are common sources of water ingress into apartments. Inspect this area carefully.
Balustrades
Check balustrade height and stability. Australian Standard AS 1170.1 requires balustrades on balconies above one metre to be at least one metre high. Give the balustrade a firm push to check it does not move or flex excessively.
Inspect glass balustrades for scratches, chips, and secure fixing at the base. Metal balustrades should be free of rust, dents, and sharp edges.
Drainage and Waterproofing
Pour water on the balcony floor and observe the drainage pattern. Water should flow towards the drain or scupper without pooling. Ponding water on a balcony can lead to waterproofing failure over time.
Check the junction between the balcony floor and the external wall. This is a critical waterproofing detail. Look for proper flashing and sealant.
Inspect the underside of the balcony slab from the apartment below (if accessible) for water stains or efflorescence, which indicate moisture penetration.
| Balcony Check | Details |
|---|---|
| Balustrade height | Minimum 1m above finished floor level |
| Balustrade stability | No excessive movement when pushed |
| Floor drainage | Water flows to drain, no ponding |
| Wall junction | Properly flashed and sealed |
| Tile/surface condition | No cracks, chips, or loose tiles |
| Ceiling (soffit) | No water stains or peeling paint |
Common Areas Checklist
Your apartment purchase includes shared facilities. While a strata inspection covers the body corporate records, you should visually assess common areas during your pre-settlement walkthrough.
Lobby and Corridors
Check the condition of hallway walls, flooring, and lighting. Note any damage or unfinished work. Fire safety equipment, including extinguishers, hose reels, and exit signage, should be present and current.
Verify that intercom and security access systems work correctly from both the lobby and your apartment.
Lifts
Test the lift. Confirm it arrives promptly, opens and closes smoothly, and stops level with the floor. Check the interior for damage or incomplete finishes.
Car Parking and Storage
Visit your allocated car space. Confirm the space number matches your contract. Check for adequate width, ceiling height, and any obstructions such as pipes or columns that restrict access. Test the garage door remote or access system.
Locate your storage cage and verify its size and condition. Confirm the lock works and the cage is structurally sound.
| Common Area | Key Checks |
|---|---|
| Lobby | Finishes, lighting, intercom, mailbox |
| Corridors | Walls, carpet, fire safety equipment |
| Lifts | Operation, interior condition, levelling |
| Car space | Number matches, dimensions, access |
| Storage cage | Size, lock, structural condition |
| Bin room | Access, cleanliness |
| Garden/pool (if applicable) | Condition, safety compliance |
Electrical Systems
Electrical defects in apartments are surprisingly common and can pose safety risks.
Test every power point, light switch, and data outlet as described earlier. Check the switchboard (meter board) to confirm all circuits are labelled correctly. RCDs (residual current devices) should be present and functional. Press the test button on each RCD to verify it trips, then reset it.
Check smoke detectors are installed in the correct locations. Australian building regulations require interconnected smoke alarms in all bedrooms, hallways connecting bedrooms, and on each level. Press the test button to confirm they sound.
If the apartment includes a ducted air conditioning system, test heating and cooling modes. Check that air flows from every vent. Split system units should respond to the remote control and reach the set temperature.
Plumbing
Plumbing problems can be among the most disruptive defects to fix after settlement.
Run every tap in the apartment simultaneously to check water pressure under load. Low pressure when multiple taps are open may indicate undersized supply pipes.
Check the hot water system location and type. Confirm it matches the specifications. Note the time hot water takes to reach distant taps; excessively long wait times can indicate poor pipe routing.
Inspect visible pipework under sinks and in the laundry for leaks, corrosion, or incomplete connections. Look at ceiling penetrations in bathrooms and the laundry for signs of water staining, which can indicate leaking pipes in the unit above.
Flush toilets, run showers, and fill basins simultaneously to stress-test the drainage system. Listen for gurgling sounds that might indicate blocked or poorly vented waste pipes.
Paintwork
Paint quality is one of the most frequently reported defects in new apartment builds.
Use your torch to examine walls and ceilings under raking light. Look for:
- Roller marks and brush strokes
- Drips and runs
- Uneven coverage or missed spots
- Touch-up patches that do not match the surrounding colour
- Paint on window frames, floor surfaces, or fixtures
- Scuff marks and scratches from construction
Check that the paint colour and finish (matt, satin, or gloss) match the selections schedule. Feature walls should have clean, straight lines where colours change.
External paintwork on balconies and building facades should also be inspected for consistency and coverage.
What Happens After the Inspection
Once you have completed your inspection, compile your defect list with photographs and descriptions. Present this list to the builder or vendor's agent in writing.
For new builds, the builder is obligated to rectify defects before settlement under most Australian state legislation. In New South Wales, the Home Building Act 1989 provides statutory warranties that protect buyers. In Queensland, the Queensland Building and Construction Commission (QBCC) oversees similar protections.
If defects are not resolved before settlement, you have several options depending on the severity. Minor cosmetic issues might be addressed through a post-settlement defect rectification period. Major structural or safety defects may justify delaying settlement. Our guide on pre-settlement disputes and resolution covers these scenarios in detail.
To avoid the most common pitfalls during this process, read our article on mistakes to avoid in apartment pre-settlement inspections.
Should You Hire a Professional Inspector?
While this checklist is comprehensive, a licensed building inspector brings expertise, specialised tools, and an experienced eye that most buyers lack. Professionals use thermal imaging cameras to detect hidden moisture, laser levels for precise measurements, and moisture metres for quantitative readings.
A professional inspector also provides an independent written report that carries weight if you need to negotiate with the builder or pursue a formal dispute. According to the Australian Institute of Building Surveyors, engaging a qualified inspector is the most reliable way to identify latent defects in new apartment buildings.
For apartments in particular, where construction is often fast-paced and quality control can vary between units, professional inspection is strongly recommended.
Frequently Asked Questions
QHow long should a pre-settlement inspection take for an apartment?
A thorough apartment inspection typically takes 60 to 90 minutes. Larger apartments with multiple bathrooms and balconies may take up to two hours. Rushing the process increases the risk of missing defects.
QCan I bring someone with me to the inspection?
Yes. You are entitled to bring anyone you wish, including a professional building inspector, a friend, or a family member. A second person helps spot defects and take notes while you focus on testing fixtures and systems.
QWhat if the builder refuses to fix defects before settlement?
If defects are minor, you may agree to a post-settlement rectification timeline documented in writing. For major defects, you may be entitled to delay settlement. Seek legal advice from your solicitor or conveyancer before making this decision. Our article on pre-settlement disputes and resolution explains your options.
QIs a pre-settlement inspection a legal requirement in Australia?
It is not a legal requirement, but most contracts of sale include a clause allowing the buyer to conduct a final inspection before settlement. You should always exercise this right.
QWhat is the difference between a pre-settlement inspection and a defect inspection?
A pre-settlement inspection is a general walkthrough to confirm the property matches the contract. A defect inspection is a detailed assessment conducted by a qualified building inspector who produces a formal report documenting all construction defects.
QCan I delay settlement if I find defects?
This depends on the severity of the defects and the terms of your contract. Minor cosmetic defects usually do not justify delaying settlement. Major defects that affect safety, structural integrity, or habitability may give you grounds to delay. Always consult your solicitor.
QWhat tools do professional inspectors use that I might not have?
Professional inspectors use thermal imaging cameras, moisture metres, laser levels, borescopes for inspecting cavities, and electrical testing equipment. These tools detect hidden problems that a visual inspection alone cannot reveal.
QShould I inspect the apartment during the day or at night?
Daylight inspections are preferred because natural light reveals surface defects more effectively. If possible, visit at two different times to assess both natural lighting and artificial lighting conditions.
QHow do I report defects to the builder?
Document each defect with a clear photograph and a written description including its exact location. Submit this list in writing (email is acceptable) to the builder or their representative. Keep a copy for your records.
QWhat if I discover defects after settlement?
For new builds, statutory warranty periods apply. In New South Wales, major defects are covered for six years and minor defects for two years from completion. In Queensland, similar warranty periods apply under QBCC regulations. Lodge your claim in writing as soon as possible.
QAre common areas included in my pre-settlement inspection?
Common areas belong to the owners corporation (body corporate), not individual lot owners. You can and should visually assess them during your inspection, but formal defect claims for common areas are typically managed by the strata manager on behalf of all owners.
QCan I conduct a second pre-settlement inspection if defects are found?
Yes. If the builder agrees to rectify defects before settlement, you are entitled to conduct a follow-up inspection to verify the work has been completed satisfactorily.
Get Professional Support for Your Apartment Inspection
A pre-settlement inspection conducted by a licensed building inspector gives you confidence that your new apartment meets the required standards. Our team at Owner Inspections provides detailed defect reports with photographic evidence, giving you the documentation you need to hold builders accountable and protect your investment.
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