Who prepares the deficiency list on a Vancouver job?

On a Vancouver construction project, the deficiency list (also called a "punch list") is typically prepared by the general contractor, the owner's representative, or both together during a walkthrough near project completion. Who takes the lead depends on the size and type of project, and whether a professional like an architect or project manager is involved.

On larger commercial or multi-family projects, the architect or project manager usually conducts the formal deficiency review. They walk the site against the approved drawings and specifications, document every item that doesn't meet the contract requirements, and issue a formal deficiency list to the GC. This is a standard part of the substantial performance process — which in BC triggers important timelines under the Builders Lien Act, including the start of the 55-day holdback period.

On residential renovations and custom home builds, the process is less formal but equally important. Typically the homeowner and contractor walk the project together, with both parties noting items that need correction, completion, or touch-up. A good contractor will actually prepare their own internal punch list before inviting the homeowner to walk — catching their own deficiencies first is a sign of a professional operation. The list should be written, dated, and signed by both parties, with agreed timelines for each item to be corrected.

For new home construction in Metro Vancouver, if your builder is a Licensed Residential Builder registered with BC Housing, your 2-5-10 home warranty provider may also have a role. Warranty providers often have their own possession inspection process, and deficiencies identified at possession are documented separately from warranty claims that arise later. Keep your possession inspection report — it's an important document if disputes arise down the road.

A few Vancouver-specific things to keep in mind. If you're in a strata building, the strata council or property manager may also conduct their own inspection of common areas and building envelope before accepting a renovation or new construction project. And if your project involved a City of Vancouver building permit, the final building inspection by the city inspector is separate from the deficiency process — the inspector signs off on code compliance, not workmanship quality.

Practically speaking, here's what you should do as a homeowner:

• Request a joint walkthrough with your contractor before making final payment
• Document everything in writing with photos — don't rely on verbal agreements
• Withhold the final payment (or the 10% holdback under the Builders Lien Act) until deficiencies are resolved
• Set a reasonable but firm deadline — 30 days is typical for minor items
• If disputes arise over deficiencies, the Civil Resolution Tribunal (civilresolutionbc.ca) handles claims up to $5,000, and BC Supreme Court handles larger amounts

If your project had an architect or designer involved, lean on them — deficiency management is part of their contract administration role and one of the most valuable services they provide. Browse licensed professionals and contractors in our directory at the Vancouver Construction Network to find experienced trades who take the deficiency process seriously.