Understanding the Residential Construction Performance Guide During a Deficiency Walk-Through
What is the Residential Construction Performance Guide?
The Residential Construction Performance Guide is a provincial reference document used in British Columbia to define the minimum acceptable construction standards for new homes covered by home warranty insurance. It explains how warranty providers evaluate whether a condition is considered a deficiency (a defect) or a normal characteristic of new construction.
The Guide is administered in partnership with the provincial government and the warranty industry, including BC Housing, and is commonly relied upon during deficiency walk-throughs, presale inspections, warranty claims, and dispute resolution — particularly in high-value new construction markets such as North Vancouver and West Vancouver.
Read the full guide here: Residential Construction Performance Guide >>
Why is the Guide important during a deficiency walk-through?
A deficiency walk-through, often completed before possession, is when buyers identify items they believe are unfinished, damaged, or defective. This process is especially important for presale homes, where buyers may see their finished unit for the first time.
The Guide is critical because it:
- Sets objective, province-wide standards
- Distinguishes defects from normal construction tolerances
- Defines how surfaces must be inspected
- Is the primary reference used by warranty providers when evaluating claims
In short, if an issue does not meet the Guide’s definition of a defect, it is unlikely to be covered under home warranty — even if it is visible to the homeowner.
How should walls and finishes be inspected?
The Guide requires inspection from a “normal viewing position”, meaning:
- Using normal lighting (natural daylight or installed fixtures)
- Standing at a normal distance (typically 1.8 m / 6’ from the wall surface)
- Avoiding flashlights, spotlights, or angled artificial lighting
- No magnification or enhanced inspection methods
Wall or ceiling imperfections that are only visible under extreme lighting conditions — such as raking sunlight from floor-to-ceiling windows — are generally not considered deficiencies.
Acceptable wall and finish conditions
Drywall and interior surfaces (excluding garages and unfinished areas) should:
- Be free from major blemishes at first occupancy
- Be installed according to the Building Code
- Appear smooth when viewed from 1.8 m (6’) under normal lighting
Minor imperfections that are normally acceptable include:
- Small nail or screw pops (unless excessive)
- Minor drywall waves or surface variations
- Slight differences in joint compound texture
- Hairline cracks due to normal shrinkage
- Subtle paint finish inconsistencies
Nail or screw pops are considered unacceptable when:
- They break the finished surface, or
- They are readily noticeable from 1.8 m (6’)
- Five or more pops in 1 square meter is considered excessive and must be repaired
Non-textured surfaces that are not touched during normal use should appear smooth when viewed from 1.8 m (6’), without magnification. Some wood surfaces may appear rough due to open grain but are acceptable if they feel smooth.
Wall and ceiling conditions that are considered deficiencies
A wall or ceiling may be considered a deficiency if it:
- Is clearly visible from a normal viewing position
- Exceeds the tolerances outlined in the Guide
- Results from poor workmanship rather than normal settlement
- Affects the durability or function of the home
Examples include:
- Excessive or recurring drywall cracking
- Poorly finished corners or joints
- Clusters of nail pops
- Uneven or blotchy paint finishes visible under normal lighting
- Evidence of water damage or staining
Each item is assessed individually, and proper documentation is important.
Can lighting conditions affect whether something is a defect?
Yes. Angled sunlight, raking light, or enhanced artificial lighting can exaggerate surface imperfections. If an issue is only visible under these conditions, it typically does not qualify as a warranty deficiency.
Does the Guide guarantee a “perfect” finish?
No. The Guide sets out minimum acceptable performance, not perfection. New homes are built with natural materials that expand, contract, and settle over time. The standard is reasonable workmanship, not cosmetic flawlessness.
Final takeaway
The Residential Construction Performance Guide exists to protect both homeowners and builders by applying consistent, objective standards across British Columbia. Understanding how wall blemishes and finishes are evaluated — especially the importance of normal viewing conditions — can help buyers navigate the deficiency walk-through process with confidence.
Buying New or Presale? Work With an Experienced Team
If you are considering purchasing a new home or presale property in North Vancouver or West Vancouver, it is critical to work with an experienced real estate team that understands construction standards, presale contracts, and the deficiency walk-through process.
Our team regularly advises clients on new construction and presale purchases and can help ensure you are well-prepared at every stage — from contract review to possession and beyond.
If you’re buying new, reach out to us today to learn how we can help protect your investment and guide you through the process with clarity and confidence.