A good building inspection report gives you a clear, honest picture of a property's condition before you commit to buying. In New Zealand, there is no single mandatory standard that all building inspectors must follow, but a quality report should be thorough, easy to understand, and cover all the major elements of the building — inside and out.
What Is a Building Inspection Report?
A building inspection report is a written assessment prepared by a qualified building inspector after a physical inspection of a property. It documents the condition of the building's key components, flags defects or areas of concern, and often recommends further investigation or remedial work. It is not the same as a LIM report (Land Information Memorandum) from your council, which covers consents and land-related information — though both are worth obtaining before purchasing a property.
Key Sections a Quality Report Should Cover
While formats vary between inspectors, a comprehensive NZ building inspection report should include the following:
1. Property Details and Scope
- Address, date of inspection, and weather conditions at the time
- A clear description of what was and was not inspected (e.g., areas that were inaccessible)
- The inspector's name and qualifications
2. Site and Subfloor
- Drainage and stormwater around the property
- Ground clearance under the floor (important for moisture and ventilation)
- Condition of piles, bearers, and joists in the subfloor space
- Signs of moisture, rot, or pest damage
3. Roof and Roof Space
- Roof cladding condition (iron, tiles, membrane, etc.)
- Gutters, downpipes, and flashings
- Roof framing, insulation, and ventilation in the roof cavity
- Signs of leaks or water staining
4. Exterior Walls and Cladding
- Condition of cladding (weatherboards, plaster, brick, James Hardie fibre cement, etc.)
- Weathertightness — this is critical in NZ given the leaky building era. Look for signs of moisture ingress, especially around windows, doors, and penetrations
- Condition of seals, flashings, and joinery
5. Interior
- Walls, ceilings, and floors — cracks, staining, moisture, or movement
- Windows and doors — operation, seals, and glazing
- Stairs, balustrades, and handrails (safety compliance)
- Insulation levels (relevant to Healthy Homes standards for rental properties)
6. Plumbing and Drainage
- Visible pipework, hot water cylinder, and tapware condition
- Water pressure and drainage flow
- Signs of leaks or corrosion
- Note: inspectors are not licensed plumbers — detailed plumbing assessment requires a licensed plumber or drainlayer
7. Electrical
- Switchboard condition and type (old ceramic fuses are a red flag)
- Visible wiring condition
- Presence of safety switches (RCDs) and smoke alarms
- Note: inspectors are not electricians — detailed electrical assessment requires a licensed electrician registered with the EWRB
8. Consents and Compliance
- Whether visible work appears to have been done with building consent
- Any obvious unpermitted additions or alterations
- Inspectors cannot confirm consent history — always check with your local council and obtain a LIM report. The MBIE Building Performance website has useful guidance on consents and the NZ Building Code
9. Summary and Recommendations
- A clear summary of findings, usually categorised by severity (e.g., urgent, monitor, maintenance)
- Recommendations for further specialist investigation (e.g., moisture testing, structural engineer, specialist trades)
- Estimated priority of remedial work (though not necessarily cost estimates)
What a Building Inspection Report Does NOT Cover
It is important to understand the limitations of a standard inspection:
- It is a visual inspection only — inspectors do not open walls, lift floors, or use invasive testing unless specifically agreed
- It does not confirm legal compliance or consent history
- It does not include specialist assessments (e.g., geotechnical, asbestos, methamphetamine testing)
- It is not a valuation
If the report raises concerns about weathertightness, always consider commissioning a specialist moisture testing or weathertightness assessment.
What Makes a Good Inspector?
Look for an inspector who:
- Holds a relevant qualification (e.g., is a Licensed Building Practitioner or has trade qualifications)
- Carries professional indemnity insurance
- Provides a written, detailed report with photos
- Is willing to walk through the report with you
There is currently no mandatory licensing for building inspectors in NZ, so checking qualifications and experience is essential. BRANZ is a useful resource for understanding building standards and best practice in New Zealand.
When to Call a Professional
Always use a qualified building inspector before purchasing a property — this is not a job for a DIY walk-through. If the report flags issues with structure, weathertightness, or significant defects, follow up with the relevant licensed tradesperson (structural engineer, licensed plumber, registered electrician, or specialist contractor). You can find qualified local building inspectors and tradespeople on tradedirectory.co.nz.
Licensed Building Practitioner (LBP)
BCITO Qualified
