If there is one single area that our owner builder course students in both NSW and QLD have in common, it is the difficulty many of them have in differentiating between an inspection and a certification.
This is understandable, and whilst it is confusing, there is a relatively simple way to determine the difference. As a general rule, an inspection is generally conducted by an external third party who is independent of the supply or construction of the building element. This may or may not lead to a certification being issued. A Certification, is a written declaration provided as proof of the conformance or compliance of a structural element (normally). For the owner builder to understand this, it is best to illustrate by example. The elements which require inspection, are underground drainage pipework installation (above ground is known as stack work and is also subject to inspection), installation of timber or steel roof trusses, wall framing and associated bracing, water reticulation pipework, strip footings including trench and steel fixing, slab reinforcement etc. These inspections are normally carried out by the Principal Certifying Authority (Building Certifier or Local Council Building Department) and are documented as part of the building approval process and are required for the issue of the final building approval or Certificate of Occupancy. In the case of plumbing, drainage and electrical, these trade contractors are now self certifying and their installation works are subject to random spot checks by the relevant authorities. The owner builder needs to recognise the sometimes subtle difference between these inspections and the certifications required for elements such as glazing, waterproofing, termite barriers and pest treatments. These elements are covered by certification issued by the manufacturer or installer. Roof trusses require a certification to acknowledge and document the adequacy and compliance of the fabricated structure as an acknowledgement or guarantee of their design and fitness for purpose. They also require an inspection to indicate the installation meets the applicable code and meets legislative and design requirements. What is the expectations of the owner builder in respect to the recording and maintenance of these certifications? In very broad terms the following is true. Inspections are generally recorded by the Principal Certifying Authority and once all conditions of the building approval are satisfied, a completion, final or Certificate of Occupancy will be issued. This is evidence that all required inspections have taken place, the building conforms and is in accordance with the associated building approvals. The owner builder may be required to collect and remit those inspections and associated compliance documents from electricians and plumbers/drainers. In respect to certifications such as pest, glazing, waterproofing etc, it is ultimately the owner builders responsibility to collect, collate and retain the evidence and either remit as required to the Principal Certifying Authority or retain for future reference. Future reference might be required if claiming against a defect for an element covered by a manufacturers certification such as the integrity of the waterproofing etc. As always, the owner builder needs to ensure these important documents are maintained and made accessible for future use and can best facilitate this by being organised and disciplined in the record keeping and administrative functions of the project. Abacus Training can provide our owner builder course students access to simple record keeping schedules and forms through our Owner Builder Project Management System. I hope this post has been informative and as always, Happy Building .... Rick
9 Comments
Caroline Cuerden
24/11/2016 07:02:51
I had to get footing designs from an Engineer, even though the engineering design had been done by the manufacturer of the sub floor. Whilst I found this a duplication, I was surprised to see that the engineer includes 2 construction inspections and certification of the inspected works as part of his price. This is over and above the inspection by the Principal Certifying Authority. Is this good practice or overkill?
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29/11/2016 12:55:25
Hi Caroline,
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Andrew Corrigan
21/2/2017 11:51:18
I have decided to use a private Principal Certifying Authority for my project. A big thing in the building industry seems to be "word of mouth" and from what I have heard the private PCA's seem to be more patient with owner builders and happy to give direction. Although we have all done the course we still will need guidance.
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Rozvel
22/3/2017 09:54:22
Did not know I had to get a certification certificate from an electrician. I guess if the house burns down to a electrical fault they would be liable. Will also ask for how long the individual contractor gives their certification for fault resulting form their work.
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Ben Gill
27/1/2018 18:37:14
Certifications and recorded inspections are valuable when it comes to selling a home and then a possibility that something may cause the next owner to blame someone for a possible perceived defect. Retaining the paperwork is good insurance against litigation.
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23/3/2018 12:33:40
My brother is looking at buying an office building and getting it certified. I didn't realize that a certificate of occupancy was issued after the certification process was completed, I assumed it was just registered with the state government. Great information, I will let him know so he's more informed.
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Brian Mahnkopf
26/4/2018 18:10:08
The town planner said I would not be able to go down the Complying Certificate Development path, despite a simple build that seems to comply with the criteria, due to the distance from the road (there is a right of carriageway that is several hundred metres long). Is there an independent authority that can override a council decision?
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Jerome Andrew
20/5/2020 14:39:12
There seems to be a large crack down on PCAs, in which have heard of many owner builders being left with a cease to construct. Any tips on getting a reliable PCA and understanding their actual role- would hate to be half way through a build and be told to stop, particularly when you are trying to do the right thing.
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Christine
7/3/2021 09:04:14
I will be commencing the construction of our new home but have not yet decided if to go with a private certifier or go with our local council certifiers. Any recommendations or suggestions?
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AuthorRick Heaton is a Building and Construction Industry professional with formal tertiary qualifications in management and training. Archives
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