Thousands of families have moved into brand-new homes across Clyde North, Clyde, Cranbourne East and Botanic Ridge in recent years. The first year in a new home is exciting, but it is also when small defects show up. Knowing what is normal, what to report and how to report it can save a lot of frustration.

Why things change in the first year

A new home is not finished moving when you get the keys. Timber frames dry out and shrink slightly. Concrete slabs continue to cure. The soil under and around the house adjusts to the new loads, garden watering and the seasons. As this happens, small changes appear inside the home.

What is usually normal settling

• Fine hairline cracks at cornices, especially at internal corners
• Fine cracks along plasterboard joints or above door and window frames
• Nail or screw pops that show as small bumps or circles in the plaster
• Doors that start to rub slightly or need their strikers adjusted
• Small gaps opening between skirting and floor
• Minor gaps in silicone or caulking where materials have shrunk

These are generally cosmetic. Many builders fix them at the end of the maintenance period once most movement has finished.

What may be more serious

• Cracks wider than a few millimetres, or cracks that keep growing
• Cracks through brickwork, particularly stepped cracks
• Doors or windows that suddenly jam or will not close
• Floors that slope noticeably, or tiles that crack across a line
• Water stains on ceilings or walls, or damp carpet
• Water pooling against the house after rain

These need prompt attention. Report them to your builder in writing straight away, and consider an independent building inspector.

The maintenance period

Most building contracts include a maintenance or defects liability period after handover, commonly a matter of months. During this time you can list minor defects for the builder to fix. Check your contract for the exact period and process. Keep a running list as you notice things, with dated photos, and submit it in writing before the period ends.

Statutory warranties

In Victoria, domestic building work is covered by statutory warranties under the Domestic Building Contracts Act, which last well beyond the maintenance period for defective work. If you have a dispute with your builder, Domestic Building Dispute Resolution Victoria can help. The Victorian Building Authority also publishes guidance for new home owners.

Keeping good records

• Keep your contract, plans, specifications and handover documents.
• Keep colour and finish selections, including paint, tiles, grout and benchtops.
• Photograph each defect with a date, and a wider shot showing where it is.
• Write to your builder by email so you have a record.
• Keep spare tiles, paint and floor planks left by the builder.

When to call a handyman

Use your builder for defects during the maintenance period and warranty claims. A handyman is useful for items that are not the builder’s responsibility, such as setting up the home (TV mounting, blinds, shelving, flat-pack), and for cosmetic repairs once the builder’s obligations are finished. If you are unsure whether an item is a defect, ask the builder first.

A first-year checklist

• Test every door and window each season.
• Check silicone in showers and around baths.
• Look at ceilings under upstairs bathrooms for stains.
• Watch cornices and joints for cracks and note when they appear.
• Make sure gutters and downpipes are clear and water drains away from the house.
• Keep garden beds and soil below weep holes and damp courses.