Victoria’s New Building Watchdog: Keith Ryan Explains What It Means for Home Buyers

21st July 2025

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Keith Ryan joins Home Building Hub to explain Victoria’s BPC, building defects, insurance reforms and what new home buyers should check.

Victoria’s New Building Watchdog: Keith Ryan Explains What It Means for Home Buyers

Building a new home is a big commitment. If something goes wrong, knowing who to contact and what protection you have can make a stressful situation easier to navigate.

Victoria’s Building and Plumbing Commission (BPC) brings building regulation, domestic building dispute resolution and domestic building insurance together under one agency.

In this Home Building Hub episode, Colin Bischof and Darren Brennan speak with Keith Ryan, introduced in the episode as HIA Victoria’s Executive Director, about the changes, their potential benefits and the challenges of putting them into practice.

Timing note: This episode was recorded in 2025, while important reforms were still being developed. The regulatory explanations below include updates checked on 3 November 2026. Keith’s forecasts and concerns are presented as his views at the time of recording.

What Is Victoria’s Building and Plumbing Commission?

The BPC began operating on 1 July 2025, bringing together:

• The Victorian Building Authority’s (VBA) regulatory functions.
• Domestic Building Dispute Resolution Victoria (DBDRV).
• The domestic building insurance function previously managed by the Victorian Managed Insurance Authority (VMIA).

It did not absorb all of VMIA’s insurance activities. The change brought the relevant building functions together to make the system easier for consumers and practitioners to navigate.

For home buyers, the intention is straightforward: fewer confusing handovers between agencies when you need help with building work.

The BPC’s responsibilities include practitioner registration, inspections, enforcement, domestic building dispute resolution and insurance administration.

Why Was a New Building Watchdog Needed?

Keith describes a frustrating experience under the previous system: consumers contacting one agency, being directed to another and struggling to find someone who could help.

Colin also shares his own experience of being passed between functions after a builder went into liquidation.

Bringing those functions together offers an opportunity for better coordination. However, Keith stresses that an organisational merger alone cannot guarantee better outcomes.

His main concerns include:

• Whether the regulator has enough staff and resources.
• How it prioritises serious problems.
• Whether decisions are based on appropriate technical evidence.
• How it supports people who find the complaints process difficult.
• Whether the system remains fair to both homeowners and builders.

These are implementation concerns raised in the interview, rather than evidence that every complaint will encounter delays.

Can the BPC Make a Builder Fix Defects After Handover?

The BPC now has rectification order powers that can require building work to be completed or corrected where it is incomplete, defective or non-compliant.

These powers can apply after construction is finished and, in some circumstances, during construction. Orders can be issued up to 10 years after the relevant completion milestone, such as an occupancy permit or certificate of final inspection.

However, an order is not automatic. The BPC assesses the circumstances and decides whether regulatory action is appropriate. The 10-year power also does not mean every insurance claim has a 10-year deadline.

In the interview, Keith supports the principle of helping homeowners address serious problems without relying entirely on lengthy legal proceedings. His concern is whether the regulator can manage demand and distinguish significant defects from matters that do not warrant an order.

Why Evidence Matters in a Building Dispute

A long inspection report can feel overwhelming. The useful next step is understanding what each item means and what supports the concern.

The episode highlights the importance of separating:

• Incomplete work.
• Work that differs from the contract, plans or specifications.
• Defective or non-compliant work.
• Maintenance issues or damage arising after occupation.
• Cosmetic concerns requiring assessment against applicable requirements.

A cosmetic concern should not be dismissed simply because it looks minor. Equally, listing something in a report does not automatically establish that the builder must rectify it.

Keep your contract, approved variations, photographs, inspection reports and written correspondence together. Clear records help the builder and any reviewing body understand the issue.

What Has Changed With Building Insurance in Victoria?

One of the episode’s biggest topics is the move towards first-resort protection.

Under the older domestic building insurance (DBI) model, claims generally depended on events such as the builder dying, disappearing or becoming insolvent. Certain policies also cover a builder’s failure to comply with a tribunal or court order.

The newer Home Warranty scheme may provide assistance when eligible work is incomplete, defective or non-compliant and the builder fails or refuses to address it. Homeowners do not necessarily have to wait for the builder to become insolvent.

Current BPC guidance distinguishes the schemes as follows:

Existing DBI policies do not automatically become Home Warranty cover.

The newer scheme is broader, but eligibility, claim deadlines, limits and exclusions still matter. First-resort protection does not guarantee that every complaint will result in a payment or repair.

When Must the Builder Arrange Home Warranty?

The transcript discusses a proposed 10-day insurance requirement. The current BPC guidance specifies 10 business days.

For an eligible project, the builder must pay the Home Warranty premium before the earlier of:

• 10 business days after entering into the major domestic building contract.
• The start of eligible domestic building work.

Once the BPC accepts payment, it issues a Notice of Cover to the building owner.

Ask your builder which scheme applies to your contract and obtain the project-specific insurance documentation. A builder’s general eligibility for insurance does not establish cover for your particular home.

Could Insurance Reforms Affect Building Costs or Timing?

Keith raises two potential consequences of the reforms.

First, broader insurance protection could increase premiums. As insurance costs may be reflected in building prices, higher premiums could affect buyers.

Second, builders’ insurance eligibility and financial capacity can influence how many projects they take on. Keith suggests that earlier insurance obligations could affect contract timing, particularly where land will not title for several months.

These were concerns and forecasts at the time of recording, rather than confirmed price increases for every project.

If your land is untitled, ask:

• When will the building contract be signed?
• What does any preliminary fee pay for?
• Which payments are refundable, and under what conditions?
• What insurance applies to the proposed arrangement?
• What happens if land titles or the building start are delayed?

Do not assume a preliminary payment has the same protection as a payment under an insured building contract.

What Should You Do If You Have a Problem With Your Builder?

Keith’s practical message is to raise concerns early. Many builders want to resolve problems and maintain a good relationship with their clients.

A useful approach is to:

1. Describe the concern clearly in writing.
2. Include photographs and relevant contract or inspection documents.
3. Ask the builder to explain their position and proposed response.
4. Keep a record of agreed actions and timeframes.
5. Contact the BPC if the issue remains unresolved, and check applicable deadlines promptly.

The BPC’s dispute resolution service generally requires parties to try resolving the dispute themselves first. Its guidance prioritises applications involving health, safety or financial hardship.

For urgent safety concerns, seek appropriate assistance promptly.

Frequently Asked Questions

Has the BPC replaced the VBA?

The BPC brings together the former VBA’s functions, DBDRV and VMIA’s domestic building insurance function. It began operating on 1 July 2025.

Does the BPC guarantee a quick resolution?

No. Bringing services together is intended to improve coordination, but the outcome and timeframe depend on the issue, evidence and available process.

Do I need to wait for my builder to go broke before seeking help?

Not necessarily. Eligible Home Warranty claims can involve a builder who fails or refuses to address covered work. Older DBI policies have different claim requirements, so check your own documentation.

Does Home Warranty cover every apartment?

No. The scheme applies to eligible projects in residential buildings up to three storeys. Buyers of taller apartment buildings should check the separate protections relevant to their purchase.

Should I check registration even if a builder is well known?

Yes. Check the relevant contracting entity’s registration through the BPC and confirm the documentation for your specific project.

Glossary of Terms

• BPC:

  Building and Plumbing Commission, Victoria’s building and plumbing regulator.

• HIA:

  Housing Industry Association, an industry body representing residential building businesses.

• DBI:

  Domestic building insurance, the earlier insurance model that continues to apply to relevant policies and contracts.

• Home Warranty:

  Victoria’s first-resort statutory insurance scheme for eligible domestic building work.

• Rectification order:

  A formal BPC direction requiring building work to be fixed or completed.

• Conciliation:

  A process where an impartial person helps parties try to reach an agreement.

• VCAT:

  Victorian Civil and Administrative Tribunal.

• Notice of Cover:

  Documentation issued following acceptance of a Home Warranty premium for an eligible project.

Official Resources

The regulatory updates in this article were checked against:

• BPC role and responsibilities

• Rectification orders

• DBI and Home Warranty explained

• Home Warranty premium and Notice of Cover

• BPC dispute resolution services

Key Takeaways

• The BPC brings building regulation, dispute resolution and domestic building insurance together in Victoria.
• Rectification orders can address eligible problems after handover, but they are not automatic.
• Your contract timing and project eligibility help determine which insurance scheme applies.
• Confirm project-specific cover and understand what any preliminary payment pays for.
• Raise concerns early, keep clear records and check complaint and insurance deadlines.
• Keith sees potential for stronger protection, while stressing the need for adequate resources and fair implementation.

Watch or Listen to the Full Episode

Hear Colin Bischof, Darren Brennan and Keith Ryan discuss Victoria’s building watchdog, insurance reforms and the practical implications for home buyers.

Watch or listen to “EXCLUSIVE: HIA Victoria Boss Keith Ryan Breaks Down the New Building Watchdog”

About the Home Building Hub Podcast

The Home Building Hub podcast, hosted by industry experts Colin Bischof and Darren Brennan, is Australia’s premier resource for new home buyers. With weekly episodes featuring special guests, the podcast provides objective, high-quality insights into the home building process - completely free and without sales pitches. From understanding financing options to navigating the complexities of building a new home, each episode is packed with actionable advice and tips. Explore more episodes at http://www.homebuildinghub.com.au and join our growing community of informed home buyers.

Disclaimer

This article was generated by AI based on a transcript of our podcast episode and may contain inaccuracies or omissions. Whilst we’re all about providing value to you, this article should not be considered as legal or financial advice. It contains general information only and is based on the content discussed during the podcast episode. This information is relevant to the episode’s release date and may not be applicable at the time of reading. Always seek independent professional advice tailored to your personal situation before making any legal or financial decisions.

Contract timingInsurance positionBefore 1 July 2026DBI arrangements may apply. Existing DBI cover continues under its policy terms.On or after 1 July 2026Home Warranty applies to eligible domestic building work valued at more than $20,000 in homes or residential buildings up to three storeys, subject to exclusions.