You’ve decided your strata building needs a window safety inspection. That’s the right call. But how do you choose which inspector to hire? This matters more than you might think. A poor inspection results in an invalid certificate, which means your building remains non-compliant even though you’ve paid for inspection. An inspector without proper qualifications might miss critical issues or certify devices that don’t meet Australian Standard AS 5203-2016. If something goes wrong–if a child is injured and investigators discover that the inspection was conducted by someone who wasn’t qualified–the certificate provides zero protection and your building’s liability exposure becomes catastrophic. This guide covers the 10 essential questions you should ask any window safety inspector before hiring them.
Do You Inspect and Test to AS 5203-2016?
This is the first question and the most important. AS 5203-2016 is the Australian Standard for testing fall prevention on openable windows — it sets out how to verify that a window with a safety device fitted stops a 125mm sphere passing through, during and after 250 newtons of force is applied. NSW strata law sets those same performance requirements. Don’t accept vague answers like “we know window safety.” Ask specifically: How do you test against AS 5203-2016? What equipment do you use for the opening and force checks? Can you show me a sample report documenting both?
There is no government licence for window safety inspectors in NSW — which makes this question more important, not less. A competent inspector can explain opening gap measurement, force testing, fixing and frame assessment, and documentation without hesitation. If they can’t clearly describe how they test, that’s a red flag: a certificate from someone who never properly tested the windows provides no protection at all.
Do You Provide Same-Day Compliance Certificates?
A comprehensive inspection takes a few hours depending on building size, but the certificate should be generated the same day. You need a certificate that you can file in strata records, provide to insurance companies, and present to Fair Trading NSW if audited. Inspectors who take weeks to provide a certificate are creating administrative headaches and compliance gaps. When you book an inspection, ask: Will the certificate be available before you leave the building or by end of business the same day?
Same-day certificates also mean the inspector has completed all testing and documentation on-site rather than working from notes later. This is more reliable. Many inspectors now issue digital certificates via email and can provide printed copies. If an inspector says they’ll “get the certificate to you in a few weeks,” that’s not acceptable. You need documentation immediately so you can file it and know your building is formally compliant.
What Does Your Inspection Report Include?
Not all inspection reports are equal. A proper window safety inspection report should include specific, detailed information: the property address, inspection date, the standard to which the inspection was conducted (AS 5203-2016), the inspector’s name and qualifications, a room-by-room breakdown of windows assessed, measurements and test results for each window, details of any non-compliant windows, recommendations for remediation, and the compliance certificate (or statement if non-compliant).
The report should be specific to your building, not a generic template. It should include evidence of
testing–measurements of opening gaps, force test results, notes on restrictor condition and hardware integrity. If an inspector can’t clearly explain what will be in their report, that’s a warning sign. You’ll be filing this report in strata records, so it needs to be detailed enough to be defensible if Fair Trading NSW or a court ever reviews it. Ask to see a sample report before committing.
How Long Have You Been Operating in NSW?
Experience matters in compliance work. An inspector who’s been operating in NSW for five or more years understands local conditions, common issues in Sydney buildings, and NSW regulatory nuances. They’ve seen what fails, what passes, and how different building types present different challenges. Experience also means they’re less likely to be a fly-by-night operator who disappears if complaints arise.
That said, a newer inspector isn’t necessarily bad if they’re properly trained and certified. What you’re looking for is a commitment to NSW work and familiarity with local building stock. An inspector who’s operated mainly in other states might not understand NSW-specific strata law or regulatory expectations. Ask how many buildings they’ve inspected in NSW over the past two years. If the answer is dozens, they know the landscape. If it’s only a few, consider whether they have the depth of local experience you need.
Are You Insured for Professional Indemnity and Public Liability?
If an inspector makes an error–fails to catch a non-compliant window, certifies a broken restrictor as functional–their professional indemnity insurance (also called errors and omissions insurance) protects you. Public liability insurance covers injury or property damage during the inspection itself. Both are essential. An uninsured inspector is essentially unaccountable. If they get it wrong and damage your building or certify it incorrectly, you have no recourse beyond suing them personally (which is usually unsuccessful and costly).
Ask for proof of current insurance and verify the policy limits are adequate. For professional indemnity, you want at least AUD $1 million cover for a single claim. Check that the policy is current and that you’re listed as an interested party (some inspectors can arrange this). Don’t accept “we’ll get you proof later”–if they can’t provide evidence of insurance immediately, they either don’t have it or are trying to hide something. Insurance is non-negotiable.
Do You Cover All Sydney Suburbs or Just Certain Areas?
Haven Compliance covers all Sydney suburbs, inner city to outer suburbs, north to south. Not all inspectors do. Some operate only in inner-city or eastern suburbs due to travel preferences or client concentration. This matters because you want an inspector who’s familiar with your area and can respond promptly. If you’re in Penrith or Sutherland Shire, choosing an inspector who usually works only in Paddington means travel delays and higher costs.
Ask: What’s your service area? Can you reach my building within a reasonable timeframe? Do you charge travel costs? Some inspectors include travel in their base fee; others add a surcharge. If they only service certain areas, find someone who covers your suburb. The last thing you need is an inspector driving across Sydney on your dime or taking weeks to schedule because you’re outside their usual area.
Can You Handle Both Inspection and Installation in One Visit?
This is a massive efficiency gain. Many inspectors also offer installation of restrictors. If non-compliance is found during inspection, they can install devices the same day and issue the final certificate before leaving. This means your building goes from inspected to compliant in one visit rather than scheduling a separate installation appointment weeks later. For building managers and strata committees, this is a significant convenience and cost saving.
Not all inspectors install restrictors–some only inspect. That’s fine if you have an installer lined up, but it creates coordination headaches. Ask: If the inspection finds non-compliant windows, can you install restrictors the same day? Do you offer this as a package? What’s the timeline? If an inspector can inspect and install in one visit, that usually means compliance can be achieved and certified within hours rather than days or weeks.
What Happens If Windows Fail the Inspection?
Every inspector should have a clear process for handling non-compliant windows. A window fails if the restrictor is missing, broken, not force-testing correctly, or exceeds opening gap limits. When this happens, the building is
non-compliant, and remediation is required. A good inspector will explain a sensible timeline — 30 days is the practical benchmark most buildings work to, and the owners corporation stays exposed every day a known defect remains open.
The inspector should explain your options: install a new restrictor (and who bears the cost–lot owner or OC depending on circumstance), repair the existing device, or replace the window entirely if damage is irreparable. They should also explain re-inspection procedures–once you’ve remediated, they’ll re-inspect to confirm compliance and issue a final certificate. Ask what happens if a lot owner refuses to allow installation of a restrictor on their window. The inspector should advise you on your legal options, including applying to NCAT for an access order.
How Do You Handle Large Strata Buildings With Hundreds of Units?
If you manage a large building–50, 100, or 200+ units–the inspection becomes logistically complex. You need access to dozens or hundreds of private apartments over multiple days, residents need to cooperate, and coordination is critical. A good inspector has systems for managing large building inspections: they’ll pre-schedule access with residents, work efficiently room-by-room, flag which apartments have issues requiring follow-up, and manage the administration of a complex inspection process.
Ask: Have you inspected large buildings? What’s the largest you’ve done? How do you schedule and manage access? How do you handle residents who refuse access? How do you keep track of which units have been inspected? An inspector experienced with large buildings will have processes that keep the work moving. An inspector who’s only done small buildings might struggle with coordination and take significantly longer. For large buildings, choose an inspector with proven large-building experience.
Do You Provide an Annual Maintenance Programme?
Once your building is compliant, you need annual inspections to stay compliant. Some inspectors offer annual maintenance programmes where they schedule your inspection automatically each year, send reminders to the strata manager, handle documentation, and keep records organised. This eliminates the hassle of remembering to book each year and ensures you don’t accidentally miss the deadline. For building managers juggling multiple properties, a managed programme is invaluable.
Ask: Do you offer an annual inspection programme? How does scheduling work? What are the costs? Do you handle record-keeping? Can you send reminders when the annual inspection is due? A programme-based approach also often includes a discount compared to ad-hoc inspections. If you manage multiple buildings, find an inspector who offers portfolio-based programmes–they’ll manage all your buildings’ compliance centrally, reducing your administrative burden significantly.
Red Flags: Inspectors to Avoid
Red Flag 1: They Can’t Produce Current Certification If an inspector can’t explain how they test to AS 5203-2016 — the 125mm opening check and the 250-newton force test — they’re not equipped to certify anything. Don’t hire them regardless of price or convenience. An invalid certificate is worse than no certificate.
Red Flag 2: They Offer Unusually Cheap Pricing If an inspector’s quote is 50% less than others, ask why. Are they cutting corners on thoroughness? Are they taking on more jobs than they can properly handle? Extreme price competition sometimes indicates an inspector isn’t properly insured or isn’t spending adequate time on each inspection. Good, certified inspection work costs what it costs. Suspiciously cheap pricing often indicates problems.
Red Flag 3: They Avoid Providing Details in Writing Reputable inspectors provide quotes in writing, issue detailed reports, and document everything. If an inspector refuses to put things in writing–if they want to handle everything verbally or via text message–that’s a warning sign. You need paper trails for compliance records. Avoid inspectors who operate casually or without proper documentation.
Red Flag 4: They Rush Through the Inspection A thorough inspection takes time. For a 10-unit building it might take 2-3 hours; for a 50-unit building it could take a full day. If an inspector is done with your 100-unit building in 3 hours, they’re not testing restrictors properly. Ask about their expected timeline and be suspicious of inspectors who promise unrealistically fast completion.
Red Flag 5: They Won’t Explain Technical Details Window safety compliance involves technical measurements, force testing, and understanding AS 5203-2016. A good inspector should be able to explain the technical basis for their findings. If they can’t clearly explain why a window failed or passed, or what AS 5203-2016 actually requires, they don’t understand the standard well enough to enforce it.
Final Recommendation
Choosing the right inspector protects your building from compliance gaps, liability exposure, and certificate invalidity. Ask these 10 questions of every inspector you consider. Check references, verify certifications, review sample reports, and ensure they’re properly insured. Don’t choose based solely on price. Choose based on qualification, experience, thoroughness, and professionalism. Your building’s safety–and your legal protection–depends on it.
Haven Compliance specialises in window safety inspections for Sydney strata buildings. Our inspectors test every window in line with AS 5203-2016, provide same-day certificates, cover all Sydney suburbs, and can handle both inspection and installation in a single visit. We offer annual compliance programmes and provide detailed documentation for every building we inspect.
