Frame inspection checklist — what to check at the frame stage of your new home build

The frame stage is one of the most important inspection opportunities in your entire build. Once your roof, external walls, and linings go on, the structural frame is hidden from view — and any problems become exponentially more expensive to fix. An issue caught at frame stage costs a fraction of what it costs to fix after lock-up.

This checklist covers what to look for at your frame inspection, the most common framing defects, and what to do if your independent inspector flags a concern.

When is the frame inspection?

The frame stage occurs after the concrete slab has cured and the timber or steel frame has been erected. This is your second stage inspection (after the slab) and typically corresponds with your second progress payment claim.

In most residential building contracts:

• Slab / base stage — concrete slab poured and cured
• Frame stage — wall frames, roof trusses, and sub-floor framing complete
• Lock-up stage — roof, external walls, external windows and doors installed
• Fixing / fit-out stage — internal fit-out, linings, cabinetry
• Practical completion — final handover

The frame inspection should be done before you release your frame-stage progress payment. This is the leverage point — your builder needs that payment to continue, so any issues must be resolved before you approve it.

Getting an independent frame inspection

An independent private building inspector at the frame stage typically costs $250–$500. As with the slab stage, this is one of the most cost-effective inspections you can commission — problems in the frame that are missed at this stage will be concealed behind linings by the time they manifest as visible defects.

Your inspector should have access to the approved plans and engineering drawings. Make sure they review the frame against the structural engineer’s specifications, not just general building practice.

Frame inspection checklist

Prepare before arriving

• Obtain the approved plans and framing layout drawings — compare what’s been built against what was designed
• Check the council-approved plans match what’s on site (room dimensions, wall locations, openings)
• Confirm the framing timber or steel meets the specification (H2 treated timber in termite-prone areas, the correct steel grade for engineered steel frames)

Structural framing — timber

• Wall frames plumb: Use a spirit level on multiple walls — frames should be within 2mm per 1m height of vertical
• Studs correctly spaced: Typically 450mm or 600mm centres per your engineer’s drawings — spot-check across the build
• Nogging rows installed: Horizontal noggings at mid-height of each stud bay for racking resistance
• Top plates are straight: A bowed or twisted top plate will cause problems with roof trusses and ceiling linings
• Bottom plates flat: Check that bottom plates are not twisted or have gaps under them (indicating the slab is uneven beneath)
• Lintels over all openings: Every door and window opening requires a lintel — confirm size and type match the engineer’s schedule
• Tie-down connections: Hurricane ties, hold-down bolts, and frame-to-slab connectors in place per engineering drawings — these are structural requirements not optional extras
• Bracing: Structural bracing panels correctly installed per BCA/NCC and engineering — check location, correct material, and fixing at correct intervals
• Timber condition: No visible wet rot, excessive splits, or wane (missing timber at edges) that affects structural adequacy
• Correct timber grade and treatment: H2 treatment (blue tinge) required in all areas subject to termite risk — confirm with your inspector

Structural framing — steel (if applicable)

• Welds are complete and show no evidence of porosity, cracking, or incomplete penetration
• Bolt connections are torqued to specification — ask to see the bolting records
• Steel is not visibly distorted, kinked, or damaged from transport or handling
• Corrosion protection is in place where required by the design

Roof trusses

• Trusses are correctly spaced per the truss design drawings (typically 600mm or 900mm centres)
• Trusses are straight and not bowed or twisted — a bowed truss will create a visible wave in the finished roof
• Truss-to-wall-plate connections are complete (gang nail plates in place, bolted or strapped per drawing)
• Temporary bracing during construction doesn’t indicate permanent framing issues (some builders leave temporary bracing too long — this is not a structural issue but should be noted)
• Hanging beams or girder trusses correctly supported at both ends

Openings and dimensions

• All window and door openings are at the correct size and location per plans — measure against your approved drawings
• Ceiling heights are correct at all points — measure from the top plate to the floor
• Room dimensions match the plans — a room that’s 50mm narrower than specified will affect cabinetry, furniture, and tile layouts
• Staircase rough opening (if applicable) is correct size for your stair design

Fire separation (if applicable)

• Fire-rated wall assemblies in place where required (common walls, garage-to-house walls)
• Fire-rated wall construction matches the specification — fire-rated walls have specific stud sizes, lining types, and cavity fill requirements

Pre-lining check

The frame stage inspection is also your pre-lining check — the last time you’ll see inside the walls. Before linings go on, check:

• Waterproofing membrane in wet areas is complete (if applied at this stage)
• All plumbing rough-in is correct — pipes are in the right locations relative to your fixture positions
• All electrical rough-in is present — power points, light fitting locations, switch positions per your electrical plan
• Communications, data, and TV cabling roughed in
• Insulation requirements: some insulation goes in walls before lining; confirm specification is in place

What common framing defects look like

Out-of-plumb walls: Walls that lean more than 5mm over their full height. Will cause problems with linings, doors, and windows. Visible with a spirit level.

Missing or undersized lintels: A missing lintel over a window or door means the load from above is not being properly transferred. This can cause gradual sagging and cracking above the opening over time.

Incorrect bracing: Structural bracing must be in specific locations and fixed at specific intervals. Missing bracing is invisible once the walls are lined — but means your home has less resistance to racking loads (wind, earthquake).

Unsupported joints: Timber joints mid-span without adequate support. Will cause movement and cracking in ceiling linings over time.

Incorrectly treated or untreated timber in termite zones: Particularly common in Queensland and northern Australia. H2-treated timber has a blue or green tinge. Untreated timber in a termite zone is a serious defect.

What to do if you find problems

Minor defects (plumb by 3-5mm, minor nogging gaps)

Document with photographs, note in writing to your builder, and request correction before linings proceed. Most builders will address minor framing issues quickly at this stage.

Structural concerns (missing bracing, wrong lintel, non-compliant connections)

Do not approve the frame-stage progress payment until you have written confirmation from the builder that the structural defect will be corrected before the next stage begins.

If the builder disputes that it’s a defect, get an independent structural engineer’s assessment. The cost of the assessment is small compared to the cost of remediation after linings and cladding are installed.

Wrong room dimensions or opening sizes

If rooms or openings are the wrong size, notify your builder in writing immediately and request a meeting with the site supervisor and your contract administrator. Wrong sizes at frame stage can still be fixed — wrong sizes at lock-up stage mean removing wall frames, windows, and door frames.

Logging your frame inspection in Checka

Walk through the frame systematically before your independent inspector attends. Photograph each element you’re checking — wall plates, connectors, bracing panels, openings. Log any concerns with a location tag (which room, which wall) and a description.

After your independent inspector’s visit:

• Upload their written report to Checka alongside your photos
• Log any items they’ve flagged as defects
• Send your builder the Checka defects report for this stage in writing

This creates a stage-by-stage build record. By the time you reach handover, you’ll have a documented history of every inspection and every item raised.

Key Takeaways

• The frame stage is the last opportunity to inspect the structural bones of your home before they’re enclosed — problems missed here are expensive to fix later
• Check walls are plumb, lintels are correct over all openings, bracing is in place, and all timber is correctly treated
• Verify room dimensions and opening sizes against your approved plans before linings go on
• Don’t release your frame-stage progress payment until all identified defects are resolved or have a written rectification schedule
• Book an independent building inspector — they have the equipment and expertise to identify issues a visual inspection alone won’t reveal
• Log every finding in Checka with dated photographs to build your complete stage-by-stage build record