A good building inspection report can be the difference between a sound investment and an expensive nightmare. In New Zealand, there's no single mandatory standard that all building inspectors must follow, so the quality of reports can vary significantly — which means knowing what to look for is essential before you sign on the dotted line.
What Should a Building Inspection Report Cover?
A thorough report should assess all the major systems and elements of a property. At a minimum, expect it to cover:
- Structure and foundations — including any signs of settlement, cracking, or movement
- Roof and roof space — condition of roofing material, gutters, flashings, and insulation
- Weathertightness — one of the most critical areas in NZ given our leaky building history; look for assessment of cladding, windows, decks, and penetrations
- Subfloor space — moisture levels, ventilation, piles, and bearers
- Interior — walls, ceilings, floors, doors, and windows
- Plumbing and drainage — visible pipes, hot water cylinder, and signs of leaks (note: a building inspector is not a licensed plumber)
- Electrical — switchboard condition and visible wiring (again, not a licensed electrician)
- Insulation — ceiling and underfloor, especially relevant under the Healthy Homes Standards
- Exterior — cladding, decks, paths, retaining walls, and drainage
- Outbuildings and garages — if included in the scope
The report should clearly state what was inspected, what was outside the scope (e.g. areas that were inaccessible), and what specialist follow-up is recommended.
Signs of a High-Quality Report
Here's what separates a thorough report from a tick-box exercise:
| Feature | Good Report | Weak Report |
|---|---|---|
| Length | Typically 20–50+ pages | A few pages only |
| Photos | Many labelled photos of defects | Few or no photos |
| Defect descriptions | Specific location, cause, and recommended action | Vague or generic comments |
| Risk ratings | Clear priority levels (e.g. urgent, monitor, maintenance) | No prioritisation |
| Limitations noted | Clearly states what wasn't inspected and why | No limitations mentioned |
| Specialist referrals | Recommends further investigation where needed | No referrals made |
A quality report will also reference relevant NZ Building Code clauses where appropriate — for example, Clause E2 (External Moisture) is particularly important for weathertightness assessments. You can learn more about the Building Code at MBIE Building Performance.
Who Should Be Doing the Inspection?
In New Zealand, building inspection is not a licensed trade in the same way that electrical or plumbing work is. However, you should look for inspectors who:
- Are members of a professional body such as the New Zealand Institute of Building Surveyors (NZIBS) or hold a current Licensed Building Practitioner (LBP) licence — check the register at Licensed Building Practitioners — noting that an LBP licence covers specific categories of building work and is not a specific qualification for building inspection
- Are members of a professional body such as the New Zealand Institute of Building Surveyors (NZIBS)
- Carry professional indemnity insurance — ask for proof before engaging them
- Have experience with the property type you're buying (e.g. weatherboard, monolithic cladding, heritage homes)
Because the industry is largely self-regulated, doing your homework on the inspector matters just as much as reading the report itself.
Red Flags in a Report
Watch out for these warning signs that a report may not be up to scratch:
- Overly brief descriptions — phrases like "some wear and tear noted" with no further detail
- No photos or photos that don't match the written descriptions
- Blanket disclaimers that effectively disclaim responsibility for everything
- No mention of weathertightness risk on homes built between roughly 1990 and 2004 — this era is well known for leaky building issues in NZ
- Missing sections with no explanation of why they were excluded
- No recommendations for specialist follow-up on items like asbestos (common in pre-1990 homes), drainage, or electrical
If you're unsure about a report's quality, BRANZ publishes research and guidance on building performance that can help you understand what good practice looks like.
Understanding Scope Limitations
Even the best building inspector cannot see inside walls, under concrete slabs, or behind built-in furniture. A good report will be transparent about these limitations. Common exclusions include:
- Areas concealed by insulation, linings, or stored items
- Underground drainage (a separate CCTV drain inspection may be recommended)
- Electrical wiring beyond the switchboard (refer to a registered electrician via EWRB)
- Gas appliances and pipework (refer to a licensed gasfitter via PGDB)
- Specialist testing such as moisture meter readings or invasive investigation
If a report makes no mention of limitations at all, that's actually a red flag — no inspection is truly unlimited in scope.
When to Call a Professional
If you receive a report and aren't sure whether it's thorough enough, consider:
- Getting a second opinion from another qualified building inspector or building surveyor
- Commissioning specialist reports — for example, a weathertightness assessment, asbestos survey, or geotechnical report if the site has slope or fill
- Talking to your solicitor — they can advise on whether the report meets the standard expected for your purchase contract
- Contacting Consumer NZ for guidance on your rights if you believe a report was negligent
For any building work that follows from defects identified, make sure you engage qualified tradespeople. You can find licensed local building inspectors and other tradespeople on tradedirectory.co.nz.
Licensed Building Practitioner (LBP)
BCITO Qualified
