Our Services - Residential Property Inspections
Pre-purchase and Pre-sale building Inspections are undertaken, and reports are written, in strict adherence to New Zealand Standard NZS4306-2005 Residential Property Inspection.
All inspections are visual and non-invasive meaning the structure will not be damaged or tampered with to provide results.
Common problem areas and any suspect areas of moisture build-up or damp are tested using a Trotec non-invasive moisture meter, backed up by a Flir thermal imaging camera, at no extra charge. Electrical testing of sockets is included, using a Cabac polarity tester.
During the inspection, we generally take 300-400 photos of the property using a Nikon DSLR camera, ensuring we have plenty of high-quality images of the property, which we hold for seven years for future reference.
Building inspections report on significant defects, particular attributes, gradual deterioration, and any significant maintenance required. A Certificate of Inspection will be provided for residential building inspections.
On the day: please ensure any dogs on site are restrained, and that access has been provided to sub-floor hatches and roof-space hatches, and all other areas to be inspected. Furniture and personal items will not be moved by the inspectors, to avoid damage. We take lots of photos on the day, however we endeavor to avoid taking photos of people/personal items where possible, and/or will not include these in the final report (or will crop photos). We also do not walk on roofs - both to avoid damage to roofing material and to adhere to the Health & Safety at Work Act; inspection and photos are undertaken from a ladder around the perimeter of the roof where accessible.
Buying a home or rental property is a huge financial commitment and you want to make sure that what you're buying is sound and fit for purpose. With house prices now so high in comparison to income we often use all of our funds just to purchase the property, so have little or no money left over for costly unexpected repairs.
Getting a building inspection report on the property will uncover any existing issues with the property, and give you the confidence to decide if the property is right for you. Knowing the condition of a property allows you to make an appropriately informed offer, or budget for repairs later. You can buy with confidence. You'll receive a comprehensive written report within 24 hours of the inspection (bank approved).
Prices from $480 incl gst (1-2 bedrooms, 1 bathroom, 1 kitchen, concrete floor)
When selling your property, you always want to make sure you can get the best price, and that no unexpected building defects arise which may significantly reduce your selling price or scare potential buyers away.
Getting a building inspection report on your property before putting it on the market will give you all the facts you need to price your property accordingly, or to make repairs prior to sale to ensure you get the best price - with no surprises! You can sell with confidence.
If you are intending on selling by auction in particular, having a building inspection completed prior to listing will enable potential buyers to view the report in advance, as the usual time-frame to do due diligence may be affected.
You'll receive a comprehensive written report within 24 hours of the inspection with detailed information about any issues which may need addressing.
Prices from $480 incl gst (1-2 bedrooms, 1 bathroom, 1 kitchen, concrete floor)
Weathertight inspections verify weathertight risk factors and look for any water ingress into the external envelope of the dwelling. These are primarily undertaken on 'monolithic' clad dwellings, i.e. those with a plaster-finish cladding system. Due to the leaky homes issue in New Zealand of monolithic-design homes built from mid 1990s to 2004, banks may insist on purchasers having a weathertight inspection undertaken prior to approving lending by an approved building surveyor. Inspections are non-invasive, and include intensive moisture testing of the exterior, and the interior of external walls, supported by a specialised written report based on NZBC E2 External Moisture. If significant leaks or defects are found, invasive testing may be required.
Every inspection undertaken includes non-invasive moisture testing in key areas where leaks often occur, and specific areas of concern. Moisture testing is undertaken using a Trotec non-invasive moisture meter. This is a hand-held measuring instrument which uses a di-electric scanning method for non-destructive determination of moisture distributions in near-surface areas up to 40mm.
Each inspection undertaken includes non-invasive electrical polarity testing of available sockets. Electrical testing is undertaken using a Cabac polarity tester. Light switches and service appliances are tested where possible.
Where issues are suspected, non-invasive thermal imaging is included, using a Flir camera. Thermal imaging detects changes in temperature only, but is helpful when used alongside the moisture meter and visual clues to detect possible leaks. It can also be used to detect missing insulation and draughts.
Property Maintenance and Advice
Do you have a particular potential issue with your home which you would like inspected? We are happy to inspect specific areas of the property which may be of concern, and can provide advice or problem solving on what to do next. Fees dependent on scope of work.
Site visit for maintenance advice or specific inspection from $100 (incl gst)
What does a building inspection report cover?
A full building inspection will report on the general condition of:
SITE - wind zone, land contour, paths and patios, retaining, fencing, driveways, drainage
SUBFLOOR - foundation wall, piles, bearers and joists, structural alteration, insulation, plumbing, timber rot, infestation, soil condition
EXTERIOR - cladding and condition, decks/pergolas, exterior stairs, chimneys, windows and doors
ROOF - materials and condition, roof penetrations, gutters, downpipes, soffits
INTERIOR - wall and ceiling condition, floors, stairs, storage, windows and doors
KITCHEN - benchtop and cabinetry condition, sink and plumbing, storage, ventilation
BATHROOMS - fixtures and fittings condition, wet walls, plumbing and drainage, ventilation
LAUNDRY - sink and plumbing, wet walls, ventilation
ROOF SPACE - structure, roof leaks, firewalls, insulation, roof underlay, ceiling structure, structural alterations, ducting, timber rot, infestation
SERVICES - warning systems, security, heating, ventilation, solar systems, shading systems, lifts, gas and water services, aerials, telecommunications
ELECTRICAL - switch and socket testing, polarity testing, general condition
DRAINAGE - grey water system, foul water services
The purpose of a Property Inspection Report is to identify existing significant defects which are visible and reasonably accessible at the time of inspection. Inspections are non-invasive (meaning the structure will not be damaged or tampered with to provide results) and based on visual inspection by professionals, and using specialised moisture measuring equipment. The inspection will also include an evaluation of the materials used and workmanship.
The process does not include a council Property File search or LIM report unless specifically requested. These will need to be sourced either by the client or us, prior to the inspection taking place. If you have the files already, we are happy to look these over in conjunction with your inspection to ensure there are no areas of concern.
Report Turnaround - 24-hours
After undertaking a full inspection of the property, you will receive a comprehensive written report written in adherence to NZS4306:2005 Residential Property Inspection. It will outline general condition, any areas of concern including photos, and advice for repair or maintenance. The turn-around time on receiving your report is 24-hours via email.
We are fully insured, holding current professional indemnity, public liability, and statutory liability insurances. A copy of our Certificate of Currency is available upon request.
Please contact us today for more information, or a free no-obligation quote.
Methamphetamine 'P' Testing
Keith is a qualified meth sampler under NZS8510:2017, however we choose to only use the on-site 'field analysis' test, which provides a simple positive/negative result of the areas tested, based on the current NZ standard level of 1.5ug per 100cm2. This test won't provide you with an actual reading, only whether meth is present. Cost for this testing is from $100 (incl gst) when completed alongside a building inspection, including full written report on the findings and test results. Often this method of testing is enough, as purchasers just want to know if there is contamination or not.
If the property has been recently cleaned/painted, or renovated, this may impact on the results including a negative result. If the property has been used as a lab, the estate agent should be able to advise you of this as it's likely police have been involved in the property already.
If the result is positive, or you would prefer to have a full lab test and analysis, we recommend you use a dedicated meth sampling/testing agency, such as Resultz Group - they will also be able to help with decontamination requirements.
Asbestos was a common building material in New Zealand up until the mid-1980s, but was still available for purchase and use in construction of houses up to 2000. It was commonly used as a fire retardant and insulation, which is why it is found in loose-fill insulation, around gas/electric heaters or hot-water cylinders, fuse boxes, lagging around pipes, cladding, vinyl floor coverings, and ceilings.
While the material is in good condition, it can be left alone – however if it becomes airborne through damage, age, or you intend on undertaking renovations, it is extremely dangerous. As such, if you have asbestos in your home which is in good condition, you don’t need to do anything with it. If anything damages it, or you are renovating however, it must be removed and disposed of by professional asbestos removers.
You cannot 100% confirm if something is or isn’t asbestos through visual inspection alone. During our inspections we take into account the age of the property and the physical characteristics of the construction materials in your home and if they meet the common criteria of asbestos, we will bring this to your attention in our report. Asbestos can then only be confirmed through destructive testing.
This is where the specialists come in – if asbestos is suspected, they will remove samples of the materials thought to contain asbestos from your property, securely bagged, and send them off to the lab for testing. You’ll then receive a comprehensive report on the results, and have access to expert advice throughout the process.
If your house was built before the 1990's, we will address common materials which may possibly contain asbestos on the property, however accurate identification of asbestos requires specialised testing. By using an expert in the field, if the testing results are positive, you are in the best hands to help you with how to proceed with clean-up or removal if necessary.