Residential Property & Building Inspection Service.


Why get a Report?

Generally, your home will be the biggest item you purchase in your lifetime, no doubt it can be a stressful transaction, with you investing most of your savings and then borrowing more. The Construction Sector has had a history of poor products, design features, and workmanship. Not all of these are obvious!

It will also give you some peace of mind in what you are purchasing.

When making an offer on your new home or investment property, we suggest that you insert a clause subject to a Pre-Purchase Property Inspection a.k.a. Builders Report, Building/Property Inspection or Building/Property Survey to be completed by a Licensed Building Practitioner (LBP) or a Building Surveyor.

The Consumer Organisation recommends that you add these five items as conditions to your Sale and Purchase Contract …

“Before you sign a sale and purchase agreement, make it conditional on getting satisfactory:

  1. Title Search
  2. Land Information Memorandum
  3. Valuation
  4. Property Inspection
  5. Finance”

Other great advice can be found on the Consumer website 

Each of them is as important as the other. Your due diligence period (the time between your offer being accepted and when that offer goes unconditional) should be 10 days (as recommended in the Agreement for Sales and Purchase of Real Estate – approved by the Real Estate Institute of NZ and the Auckland District Law Society – Clause 10.3), any shorter and you may not be able to complete your due diligence fully. When that happens the risks go up.


Our Property Building Reports

We aim that the report is independent and non-biased that allows you to make an informed decision about your impending purchase.

Our reports are tailored to your requirements, we start by receiving a copy the Local Council Property File prior to the inspection.

The reports are a visual inspection of the property, there is no invasive inspection (i.e. no removal of wall linings). We can only report on what we can see.

Each report takes in a visit to the property which lasts between 2 to 5 hours depending on the size of the house. Followed by a day or two writing the report, during this writing period we are comparing what we saw to what is on file with Council. We only complete between two and four reports a week, this allows for individual attention, research and time to each client.

Within the report, it will have sections on

Major (significant) Defects – these are items which require urgent attention, possibly be a large task, or may require a sizable financial consideration.

Moderate Defects – these items are maintenance jobs, that will require attention in the next twelve months.

Minor Defects – these items are the general wear and tear on a home.

Each defect is identified, what the long term effects of this defect is on the property, followed by a recommendation of what to do about the issue.

We may also identify that you need to consult with other specialists – for example:

  • Electrician – old wiring can be an issue with Insurance companies
  • Drain Camera Services – block or leaking stormwater or sewer pipes
  • Asbestos/Mould/Methamphetamine testing
  • Geotechnical or Structural Engineering – has slumping occurred or walls removed

We are happy to co-ordinate this.

This helps you know what tasks/expenditure would be required once you have purchased the property.


What is Provided?

At the end of the Building Inspection, we provide you either a printed or electronic format (or both) written detailed report of the condition and defects of the property.

To which we are happy to meet to discuss and answer any questions that you have. This is important as it allows you to ask further questions.


What does it cost?

Properties up to $600,000 the Inspection and Report costs $595.00

Properties over $600,000 and less than $1 Million the Inspection and Report costs $795.00

Properties over $1 Million and less than $1.5 Million the Inspection and Report costs $1295.00

Properties over $1.5 Million P.O.A

The difference in price just reflects the amount of time involved …

we do not use tick boxes … each report is individually written

we do not have different levels of inspections … whether it is a one bedroom flat or a six bedroom luxury home they all get treated the same

it does include the reviewing of the Council Property File – this helps us identify and clarify a number of issues

Floor Level plan (in conjunction with a Pre-Purchase Report) is an additional $350.00

Floor Level plan (on its own, without a Pre-Purchase Report) is $400.00

Cancellation Fee = $100.00

Prices include 15% GST

You will be invoiced with the report and it is due at that time. 


What do we assess?


During the Building Inspection we assess three major components of your property:

  • Foundations
  • Exterior cladding
  • Roofing

These are key elements which give a stable and watertight property. We look for rot, water leaks, items which are not level, where there has been movement etc. Moisture testing is carried out as part of the assessment.

Hunt Family Trust 070
Old Pressed Metal Tiles – that were worn, dented, rusting and the coating had started to disintegrate.
DSC_0002 (2)
Old Timber weatherboards which had not been maintained were rotting, had borer and the paint was peeling. The brick chimney had moved away from the house as the concrete footing it was sitting on had sunk.


During the property Inspection the following elements are assessed:

  • Interior linings
  • Ceilings
  • Joinery (windows, doors, cupboards)
  • Features

… items which have moved, jammed or been altered, these tell-tale signs indicate what has been going on in the house as it settles or has moved.

Slumping in the corner of this house had caused for the double French doors to constantly jamb
Slumping of the lower story foundation in the corner of this house, had caused for the double French doors to constantly jamb.


Reasonable Access

The Building Inspection is a visual and non-invasive, walk through, around, under and over the house. We require “reasonable access” particularly for the Roof Space (i.e. the access manhole into the ceiling cavity, needs to be larger than 450 x 400 mm and the crawl space larger than 600 x 600 mm, accessible from a 3.6 m step ladder) or for the Sub Floor (i.e. the access manhole into the sub floor, needs to be larger than 500 x 400 mm and have a vertical clearance between the ground and timber bearer of 400 mm or concrete floor 500 mm). Access to the exterior of the roof by a 3.6 m ladder.

We can only report on what we see!

Other tests are available:

These tests are completed by specialists in their field, these are companies that we work in partnership with.

  • Electrical
  • Methamphetamine
  • Mould
  • Asbestos
  • Sewer & Stormwater

Other types of Reports:

  • Certificate of Acceptance
  • Insurance Assessment and Reinstatement
  • Landlords – Tenants damage
  • Landlords – Schedule of Condition, Dilapidation,
  • Homeowners – Maintenance Plans
  • Homeowners – Remediation


Floor level survey service

We survey the floor taking comparative levels throughout the house. This shows what historical settling has happened since the time the house was built.

Why do this? In Christchurch after the 2010 and 2011 earthquakes a large number of the issues between Homeowners and the Insurance companies, centred on what was historical settlement and what was earthquake settlement. This survey gives you the information to have that discussion in your favour.