Defect Liability Period Inspection App
InspectPro is the mobile inspection app built for defect liability period inspections in New Zealand. Document defects that have emerged since handover, capture photographic evidence, and deliver a professional report that ensures your client's builder remedies every issue before the warranty window closes — all from your iPhone.
Why defect liability inspections matter — and why inspectors use InspectPro
The defect liability period is one of the most important protections available to homeowners who have built a new home in New Zealand. It is the defined window — typically 12 months after practical completion — during which the builder is contractually obligated to return and fix any defects that emerge, at their own cost. Once this period expires, the homeowner loses this contractual right and must pay for repairs themselves or pursue costly legal action.
Despite its importance, the defect liability period is often overlooked. Many homeowners do not realise they have this protection, or they notice issues but do not document them formally before the deadline passes. By the time they try to get the builder back, the window has closed and they are left with repair bills that should have been the builder's responsibility.
This is where a professional defect liability inspection becomes invaluable. An independent inspector walks through the home systematically, identifying every defect that has emerged since the practical completion inspection. The resulting report gives the homeowner a documented, photographic record of all issues — which they present to the builder as a formal request for remediation within the defect liability period.
InspectPro makes defect liability inspections fast, thorough, and professional. Create a structured report on-site, photograph and annotate every defect, and generate a professional PDF that leaves no room for dispute. The report documents exactly what has been found, where it is located, and what remediation is required — giving the homeowner the evidence they need to hold the builder accountable.
Defect liability inspections are fundamentally different from the original practical completion inspection (PCI). The PCI focuses on defects visible at the time of handover — paint finish, joinery alignment, incomplete work. The defect liability inspection focuses on defects that have emerged over time as the home has been lived in and the building has settled. These are issues that were not visible at handover but have developed during the first months of occupancy.
The types of defects found during a defect liability inspection are often more significant than those caught at the PCI stage. Settlement cracks can indicate foundation movement. Plumbing leaks may point to poorly soldered joints or incorrectly graded pipes. Moisture appearing around windows suggests flashing failures that could lead to serious weathertightness problems if not addressed. These are not cosmetic issues — they are defects that can worsen over time and become expensive to repair if left unattended.
For inspectors, defect liability inspections represent a valuable additional service within the new build inspection lifecycle. Clients who commission a PCI at handover are the ideal audience for a follow-up defect liability inspection 10 to 11 months later — before the warranty window closes. InspectPro helps you deliver both inspections efficiently, with consistent professional reporting that builds client confidence and generates referrals.
Structured defect tracking by area
InspectPro organises your defect liability inspection into sections for every area of the home — exterior, roof, each interior room, wet areas, services, and site. Document defects exactly where they occur, with each finding automatically placed in the correct section. Add notes about severity, urgency, and whether the defect is a builder responsibility or a maintenance item.
Annotated photo evidence for every defect
Defect liability claims require clear photographic evidence. InspectPro lets you annotate photos directly on your phone — draw arrows to highlight settlement cracks, circle areas of moisture staining, and add text labels describing the defect. Annotated photos eliminate ambiguity and make it difficult for builders to dispute or downplay the findings in your report.
Professional warranty inspection reports
Generate a branded PDF report on-site that the homeowner can present directly to the builder. Your defect liability report includes property details, practical completion date, warranty expiry date, a section-by-section list of defects with annotated photos, and your professional recommendations. The report serves as formal documentation of defects identified within the warranty period — essential if the matter ever escalates to dispute resolution.
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How a defect liability inspection works with InspectPro
What is the defect liability period? The defect liability period (sometimes called the maintenance period or warranty period) is defined in the building contract between the homeowner and the builder. Under most standard NZ building contracts — including NZS 3910 and Registered Master Builders contracts — the defect liability period is 12 months from the date of practical completion. During this period, the builder is obligated to return and remedy any defects in materials or workmanship at their own expense, provided the defect is not caused by the homeowner's misuse or failure to maintain the property.
When to schedule the inspection. The optimal time for a defect liability inspection is approximately 10 to 11 months after practical completion — close enough to the deadline that most settlement-related defects have had time to appear, but with enough time remaining for the builder to carry out remediation before the period expires. Scheduling too early means some defects may not yet be visible; scheduling too late risks running out of time for remediation.
Step 1: Set up the defect liability report. Enter the property address, client details, practical completion date, and the defect liability expiry date. InspectPro creates a structured report template with sections for each area of the home. If you conducted the original PCI using InspectPro, you can reference the earlier report to compare what was found at handover versus what has emerged since.
Step 2: Systematic inspection. Work through the home methodically, looking specifically for defects that have developed over time. Key areas to focus on include:
- Settlement cracks — hairline cracks in plasterboard, along cornices, around door frames, and at wall-ceiling junctions are common in the first year as the timber frame dries and the building settles. Most are cosmetic, but wide or diagonal cracks can indicate structural movement that warrants further investigation.
- Plumbing leaks and drainage — check under every sink, around every toilet, and in any accessible pipe runs. Slow leaks may have caused staining or mould growth that was not present at handover. Test hot water temperature, flow rates, and drainage speed. Check exterior drainage to ensure stormwater is directed away from the foundation.
- Moisture and weathertightness — look for moisture staining around windows, at wall-roof junctions, and in any areas where cladding penetrations exist. Use a moisture meter if available. Moisture issues that appear within the first year often indicate installation defects in flashings, wall underlay, or sealant joints — all of which are the builder's responsibility to fix under the defect liability provisions.
- Doors and windows — check that all doors and windows still operate smoothly. Timber shrinkage and settlement can cause frames to twist, making doors stick or preventing windows from closing properly. Hardware that was adjusted at the PCI stage may need re-adjustment.
- Floor coverings — look for carpet stretching, vinyl lifting at edges, tile grout cracking, and timber floor gaps or squeaks. These are common first-year defects that the builder should remedy.
- Exterior — inspect cladding for cracks, retaining walls for movement, paving for settlement, fencing for lean, and decking for warping or nail pops. Check that all exterior drainage and landscaping established by the builder is functioning correctly.
Step 3: Review and deliver. Preview the complete report on your phone. Ensure every defect has a clear photo, an accurate description, and the correct location. Add your professional assessment — distinguishing between defects that are clearly the builder's responsibility, items that may require specialist assessment, and any maintenance-related issues that are the homeowner's responsibility. Generate the PDF and send the download link to your client immediately.
Difference from the PCI. The practical completion inspection documents defects that are visible at handover — incomplete work, cosmetic blemishes, and items that do not meet the contract specification. The defect liability inspection documents defects that have emerged over time — settlement, moisture, mechanical failure, and material degradation. Both are critical components of the new build inspection process, and together they provide comprehensive protection for the homeowner throughout the first year of ownership.
After the inspection. The homeowner presents your report to the builder as a formal notification of defects within the defect liability period. The builder is then obligated to remedy the listed defects within a reasonable timeframe. Your report — with its photographic evidence and professional descriptions — provides the documentation needed to ensure the builder fulfils this obligation. In the event of a dispute, the report serves as evidence of the home's condition and the defects identified within the warranty period.
Frequently asked questions
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