Yes, you can absolutely write a defects list (sometimes called a "snag list" or "punch list") after construction without hiring a quantity surveyor. However, knowing what to look for, how to document defects clearly, and understanding your legal rights will make your list far more effective — and harder for a builder to dismiss.
What Is a Defects List?
A defects list is a written record of items in a newly built or recently completed home that are incomplete, damaged, or not built to the agreed standard. It is typically prepared at practical completion — the point at which the building is substantially finished and ready for occupation, even if minor items remain outstanding.
In New Zealand, most residential building contracts (including the standard NZS 3902 form (a residential building contract standard, though its use is not universal — check whether your contract actually references it)) include provisions for a defects liability period — commonly 12 months after practical completion — during which the builder is obliged to remedy defects at no cost to you. Your defects list is the key document that triggers this process.
What Can You Inspect Yourself?
As a homeowner, you are entitled to walk through your property and note anything that doesn't look right. You don't need a formal qualification to observe and record visible defects. Common items homeowners can check include:
- Paintwork and plastering — look for runs, drips, uneven coverage, cracking, or poorly finished corners
- Joinery and doors — check that doors open and close smoothly, latches engage properly, and window seals are intact
- Tiling and flooring — look for cracked, hollow-sounding, or misaligned tiles; gaps or squeaks in timber floors
- Cabinetry and fixtures — check that hinges are aligned, handles are secure, and benchtops are properly sealed
- Exterior cladding — look for gaps, missing sealant, or damaged panels (important given NZ's weather-tightness history)
- Roofing — from ground level, check for obvious missing or lifted flashings, damaged tiles or iron
- Drainage and guttering — look for sagging gutters, downpipes not connected, or ponding water
- General cleanliness and completion — missing hardware, unpainted surfaces, or unfinished trims
For anything involving electrical, plumbing, or gas systems, do not attempt to test or inspect beyond basic visual checks. These are restricted trades under NZ law. Electrical work must be carried out and certified by a registered electrician (see EWRB), and plumbing and gasfitting by a licensed practitioner (see PGDB).
How to Write an Effective Defects List
A well-structured defects list is clear, specific, and evidence-based. Follow these steps:
1. Walk Through Systematically
Go room by room and area by area — don't rush. Bring a notepad, a torch, and your phone for photos.
2. Be Specific
Vague descriptions like "wall looks bad" won't get results. Instead, write: "North-facing lounge wall, approx. 1.2 m from window — paint has runs and uneven sheen finish."
3. Photograph Everything
Date-stamped photos are essential. Number each photo to match your written list.
4. Reference the Contract and Consented Plans
Where possible, note how the defect differs from the consented drawings, the specification, or the agreed finish schedule. You can check what was consented via your local council.
5. Use a Simple Table Format
| Item No. | Location | Description of Defect | Photo Ref. | Priority |
|---|---|---|---|---|
| 1 | Kitchen | Splashback tile cracked at grout joint near rangehood | IMG_001 | Medium |
| 2 | Front door | Door does not latch without force | IMG_002 | High |
| 3 | Exterior, north wall | Sealant missing at window head flashing | IMG_003 | High |
6. Submit in Writing
Email your list to the builder and keep a copy. This creates a timestamped record. Request written acknowledgement and a timeframe for remediation.
Understanding Your Rights Under the NZ Building Act
Under the Building Act 2004, builders have implied warranties that work will be carried out in a proper and workmanlike manner, using suitable materials, and in compliance with the NZ Building Code. If defects relate to weathertightness, time limits under the Weathertight Homes Resolution Services Act 2006 may apply — check with MBIE Building Performance for current guidance.
For disputes that can't be resolved directly, the Disputes Tribunal (for claims up to $30,000 — or up to $60,000 if both parties agree to the higher limit) or the District Court are options. Consumer NZ has useful guidance on your rights in building disputes.
When to Call a Professional
While you can prepare a basic defects list yourself, there are situations where engaging a professional is well worth the cost:
- Complex or high-value disputes — a quantity surveyor or building consultant can provide an independent, expert assessment that carries more weight
- Suspected structural issues — engage a structural engineer or a suitably experienced building consultant
- Weathertightness concerns — a specialist building inspector with moisture-testing equipment is essential
- Electrical or plumbing defects — must be assessed by a registered electrician or licensed plumber
- When the builder disputes your list — an independent quantity surveyor or building surveyor can provide a formal report
A qualified quantity surveyor can also help you assess the cost to remedy defects, which is critical if you're seeking compensation rather than physical repairs. You can find experienced local quantity surveyors and building consultants on tradedirectory.co.nz.
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