First time buying an off the plan property

You’ll usually find they won’t install hot water heater or other appliances until the day before you move in, otherwise they probably won’t be there by the time you do move in. Assuming your contract includes all of these items, the builder is contractually bound to install them prior to settlement.

It would be worth asking WHY the power isn’t connect – is it just that Actew hasn’t been out to flick the switch yet, or is there some completion and/or certification required. It would be worth calling Actew to get their opinion on this.

You should have a Home Owner’s Warranty (mandatory for all new homes) and/or Defects Liability Period which obligates the builder to repair any defects within this period (I’d expect 12 months, but you will need to confirm this) – having said that, it’s much easier to get these things sorted before the builder gets paid because once he’s been paid, he’s got little incentive to come back and fix them.

Generally, variations in the surface colour, texture and finish of walls, ceilings, floors and roofs, and variations in glass and similar transparent materials are to be viewed where possible from a normal viewing position. A normal viewing position is looking at a distance of 1.5 m or greater (600 mm for appliances and fixtures) with the surface or material being illuminated by “non-critical light”. “Non-critical light” means the light that strikes the surface is diffused and is not glancing or parallel to that surface.
Slight variations in the colour and finish of materials do not always constitute a defect.

Yes it is industry standard to inspect paint at 1.5m.

gazket said :

“We were told the same – it is how the paint looks at 1.5 meters away”

surely that can’t be right .

sounds like you are being told everything they want you to hear.

Have a flick through these, These are Queensland, it’s what popped up first on Google.

http://www.mpav.com.au/public/011_Inspecting_Surfaces_from_a_Normal_Viewing_Position.pdf

https://www.qbcc.qld.gov.au/sites/default/files/Standards_and_Tolerances_Guide_0.pdf

“We were told the same – it is how the paint looks at 1.5 meters away”

surely that can’t be right .

sounds like you are being told everything they want you to hear.

treeroo said :

So looks like we definitely need another inspection 1-2 days before the settlement date. My solicitor scolded me for agreeing to go in as the place is not completed yet. However the builder told me on the phone everything is ‘ready to go’ and he personally checked everything and they all work!!! I consider this is every deceptive cause how can they expect me to check if the kitchen is not installed, hot water is not there and power is not connected.
My solicitor said she will ask for another inspection when they call for settlement and I should go through solicitor from now on and not to deal with them directly.

Who is the certifier for the project. It is the responsibility of the building certifier, as supervisor of building works to ensure all building is complete before the builder can apply for a certificate of occupancy. Usually you will still have one 15% payment to make. If so hold off on this until you have your solicitor speak to the certifier. Keep in mind the certifier doesn’t check quality, it is only compliance. However for additional fees some will check quality. Here is some more info;
http://www.planning.act.gov.au/topics/design-and-build/construction/occupancy_certificates

You should be doing an inspection around the time the Certificate of Occupancy is issued.

Also alot of builders won’t install certain appliances or flyscreens until a week or 2 before finalisation as they can easily be stolen from site.

So looks like we definitely need another inspection 1-2 days before the settlement date. My solicitor scolded me for agreeing to go in as the place is not completed yet. However the builder told me on the phone everything is ‘ready to go’ and he personally checked everything and they all work!!! I consider this is every deceptive cause how can they expect me to check if the kitchen is not installed, hot water is not there and power is not connected.
My solicitor said she will ask for another inspection when they call for settlement and I should go through solicitor from now on and not to deal with them directly.

It sounds like it’s too early. Generally (or from what I’ve heard.. I’ve only bought 1 house too) you have an inspection before contract signing to negotiate any changes/improvements and make sure everything you think the house should have does have.. how this works with an off the plan I’m not sure.

Then 2 days before settlement you have another inspection to say that the house is in the condition you’d expect.

If nothing is installed and there is no power I’d be asking for another inspection prior to settlement to confirm everything is as it should be.

We were told the same – it is how the paint looks at 1.5 metres away

Also, from what we were told – don’t forget that you can only lodge 1 report for the 90 day maintenance period, so we were recommended to compile a list of issues and only report close to (but not after) the 90 day mark, to give enough time for all the issues to present themselves.

Definitely organise another pre-settlement inspection if possible, and don’t forget to make sure everything on your inclusions list is actually included, even the type of lighting, etc.