Homeowners · Buyers of new homes
Building defect and dispute reports in Hobart
When new building work cracks, sags, moves or doesn't match the engineer's drawings, an independent structural engineer's report sets out what is wrong, the likely cause and what a proper fix involves. Use it to talk to your builder, or as evidence in a Tasmanian building dispute, mediation or TASCAT.
Independent
We report the facts. We never sell, recommend or carry out the repair.
Fixed quote in 1–2 business hours
Get a fixed quote for a defect report
Tell us what's wrong, when the work was finished and whether a dispute has started.
Fixed quote for your job. No obligation. Or call 03 6146 4747
In short
A building defect report is an independent structural engineer's assessment of building work that may be defective: what the defect is, its likely cause, whether the work matches the drawings and standards, and what a proper fix involves. In Tasmania, residential building contracts of $20,000 or more carry statutory warranties, and claims can be brought within 6 years of practical completion. Priced by fixed quote.
- Fee
- Fixed quote per job, within 1–2 business hours
- You receive
- Defect register, likely causes and a rectification scope
- Time limit
- Claims within 6 years of practical completion
Overview
What is a building defect report?
A building defect report is an independent structural engineer's assessment of building work that may be defective. It records what is wrong, measures it, explains the likely cause, compares the work with the approved drawings and the relevant standards, and sets out what a proper fix involves.
Defect reports are usually about new homes, extensions and renovations: a slab that has cracked and stepped, a floor that bounces, a beam that sags, a deck that moves, or a retaining wall leaning soon after it was built. Some owners use the report to talk to their builder. Others need it for a builder dispute, mediation or the Tasmanian Civil and Administrative Tribunal (TASCAT).
We are independent. We don't build, we don't sell repairs and we don't recommend contractors, so the report is about the work, not a job for us.
Building defects in Tasmania
What are your rights for defective building work in Tasmania?
Your rights for defective residential building work in Tasmania come mainly from the Residential Building Work Contracts and Dispute Resolution Act 2016, which covers contracts of $20,000 or more.
| The Act at a glance | What it says |
|---|---|
| Contracts covered | Residential building work contracts of $20,000 or more (s9) |
| Statutory warranties | Built into every covered contract (ss23–30) |
| Later owners | Also benefit from the warranties (s31) |
| Time limit | Claims within 6 years of practical completion (s32) |
| Starting a dispute | Notice to the Director of Building Control within 6 years (s47) |
| The Director's decision | Accept or reject the dispute within 10 business days (s48) |
| Resolving it | Mediation (s49), then TASCAT (ss58–60) |
Not legal advice
We are engineers, not lawyers. This is a general summary of the Act; get legal advice for your situation. CBOS split into Building Standards Tasmania and Consumer Affairs Tasmania on 1 October 2026, so check which agency now handles your dispute.
The usual path of a builder dispute
Is the contract worth $20,000 or more?
Check the contract price on your signed contract.
Yes → The Act's warranties and dispute process apply. Go to 2No → Get legal advice on other optionsHas the builder fixed the defect after you raised it in writing?
An engineer's report makes the problem and the fix specific.
Yes → Ask us to check the repair if you want certaintyNo → Give notice to the Director of Building Control. Go to 3Did the Director accept the dispute?
The decision comes within 10 business days.
Yes → Mediation. Go to 4No → Get legal advice on other optionsDid mediation resolve it?
The defect report gives both sides the same facts to work from.
Yes → The agreed fix goes aheadNo → The dispute can go to TASCAT
What we assess
Which building defects can a structural engineer assess?
A structural engineer assesses defects in the parts of a building that carry load or hold back ground. These are the structural defects we report on most.
Slabs and footings
Cracked or stepped slabs, settlement on poorly compacted fill, footings shallower or smaller than drawn.
Cracking in new homes
Wall and ceiling cracks rated against the AS 2870 damage categories, with the likely cause.
Framing
Sagging beams, bouncy floors, notched members, missing bracing or tie-downs.
Retaining walls
Walls leaning, cracking or built without the drainage or footing on the design.
Decks and balconies
Movement, bounce, corroded fixings and connections that differ from the details.
Not built to the drawings
Members, spans, footings or connections checked against the approved engineering.
Outside our scope: finishes, waterproofing membranes, roofing, plumbing and electrical defects, except where they are causing structural damage.
| Ref | Location | Observation | Measured | Likely cause | Priority |
|---|---|---|---|---|---|
| DF-01 | Garage slab | Crack across slab with a step | 2 mm wide, 3 mm step | Settlement of fill under the slab edge | Rectify |
| DF-02 | Living room | Ceiling sag below a beam | 18 mm over 4.2 m | Beam smaller than on the drawings | Rectify now |
| DF-03 | Rear deck | Ledger fixed with fewer bolts than detailed | 4 of 9 bolts | Not built to the drawings | Rectify now |
| DF-04 | Bedroom 2 | Fine crack at window corner | <0.1 mm | Shrinkage of the framing | Cosmetic |
Findings (example)
- Summary: two items do not match the approved engineering, one is settlement of fill, and one is cosmetic.
- Rectification scope: what each fix involves, in terms any licensed builder can price, with the items needing an engineer's design or inspection marked.
Illustrative example only, not a real property or result. Every report also lists the documents reviewed, the scope and limits, and is signed by the engineer.
How it works
How does a building defect report work?
A defect report starts with the documents, then the site, then a report that ties the two together.
- Step 1
Send photos and documents
What's wrong, when the work was finished and whether a dispute has started.
- Within 1–2 business hours
Get a fixed quote
The scope, the inspection date and the report date, before we start.
- On site
Inspect and measure
Each defect located, measured and photographed, and checked against the drawings.
- On the date in your quote
Signed report
Defect register, likely causes, compliance with the drawings and a rectification scope.
What to send us
- The building contract and any variations
- Approved drawings and engineering, including any Form 35s
- Building surveyor documents, such as the Certificate of Likely Compliance
- The practical completion date, or when you moved in
- Dated photos of each defect, and when you first noticed it
- Correspondence with the builder about the defects
Report for TASCAT or mediation?
Say so when you ask for a quote. We set the report out for that use: facts and measurements first, opinions explained, the engineer's qualifications ([CPEng / NER]) and the limits stated.
Choosing a report
Defect report, structural inspection or dilapidation report?
A building defect report is about whether building work was done properly. If your question is different, another report may fit better.
| Compare | Building defect report | Structural inspection | Dilapidation report |
|---|---|---|---|
| The question | Was the building work done properly, and what's the fix? | What's moving in my house, and does it matter? | What condition is the building in before nearby work? |
| Best for | New homes, extensions, renovations, builder disputes | Existing homes with cracks or movement | Neighbours of excavation or demolition |
| Output | Defect register, causes and a rectification scope | Likely cause, severity and recommendations | Photo log and measured crack register |
| From | Fixed quote | $590 + GST | $650 + GST |
More on structural inspections, dilapidation reports and pre-purchase structural inspections.
Where we inspect
We inspect new and recent building work across Greater Hobart, including growth areas such as Kingston, Bridgewater, Sorell and Howrah. Document reviews from drawings and photos are available Tasmania-wide. See all areas.
Related services
Related reports and certificates
Structural inspection & report
A licensed structural engineer inspects your house and signs a report on what's moving, why, how serious it is and what to do next.
Learn more
Form 35 & Form 55 certificates
Form 35 designer certificates with our designs, and Form 55 certificates for assessable items, as-built and retrospective work.
Learn more
Dilapidation reports
An engineer's record of a building's condition before nearby excavation, demolition or construction, with dated photos and a measured crack register.
Learn more