The purpose of the Works Acceptance inspection is to ensure that the development has been completed in accordance with approved plans, and that all development conditions and Council requirements have been met. The Works Acceptance inspection is carried out where the development includes infrastructure that will become a Cairns Regional Council asset.
Before arranging a Works Acceptance inspection, the FNQROC development Manual Construction Procedure CP1 requires the following documentation to be provided in order to demonstrate that the development has reached a satisfactory stat of completion:
- Inspection and Test Plans certified by the consulting engineer;
- Works Acceptance Inspection Checklist (Appendix in FNQROC);
- As-Constructed drawings (CP1.21);
- Statement of Compliance As-Constructed Documentation (Appendix in FNQROC);
- Management Plans, Operations and Maintenance Manuals (CP1.23);
- As-Constructed Data Submission Form (CP1.24);
- Water and Sewer Inspection Certificates;
- Digital Copy of CCTV for Sewer and Stormwater, including engineering reports and certification;
- Ergon Energy and Telstra Agreements; and
- Project Specific Condition(s) documentation (if applicable).
Once all of the required documentation has been provided to the satisfaction of Council, a Works Acceptance inspection can be booked.
Any construction works that are deemed unsatisfactory must be itemised by the consultant in a defects list. A reinspection of the rectification works will be required which may incur a re-inspection fee, in accordance with the current Council Building and Development Fees and Charges schedule.
Following a satisfactory Works Acceptance inspection, the development works will be placed on a Defects Liability Register for a minimum period of 12 months from the date on the Works Acceptance certificate.
During this Defects Liability period, the responsibility and liability for fixing defects remains with the developer, not Council.
Final Works Acceptance
The purpose of the Final Works Acceptance inspection is to ensure that the performance of future Council assets has been satisfactory and that any defects that may have arisen during the Defects Liability period have been repaired to the appropriate standard.
A Final Works Acceptance inspection may be arranged by the consulting engineer or landscaper only once all development works have been through a Defects Liability period of at least 12 months, all plans are finalised and the site is ready for inspection.
Council's requirements for Final Works Acceptance include:
- No outstanding payments are due to Council or other authorities from the development;
- Completion of the Final Acceptance Inspection Checklist (Appendix in FNQROC CP1);
- Satisfactory Final Works Acceptance inspection by relevant Council Officers; and
- All conditions of all relevant approvals, as-constructed drawings and plan sealing have been completed to the satisfaction of Council.
Any development works that are deemed unsatisfactory must be itemised by the consultant in a defects list. A re-inspection of the rectification works may be required which will incur a re-inspection fee, in accordance with the current Council Building and Development fees and Charges schedule.
Following the completion of a successful Final Works Acceptance inspection and lodgement of all required documentation, the handover will be processed with all relevant bonds returned and liability for the assets transferred to Council.