Things you, as a buyer, should check are covered in a building report before you hire a building inspector

By
Adam Brownie
August 12, 2025
5 minute read
Share this post

This is some text inside of a div block.

https://www.inspectedresidential.co.nz/post/
things-you-as-a-buyer-should-check-are-covered-in-a-building-report-before-you-hire-a-building-inspector
Things you, as a buyer, should check are covered in a building report before you hire a building inspector

Things you, as a buyer, should check are covered in a building report before you hire a building inspector

If you’re about to put an offer on a property, the clock starts ticking fast. A good pre‑purchase building report should reduce your risk, not add to it. Before you book an inspector, use this checklist to make sure the scope of the report matches the home you’re buying and the risks you want uncovered.

Quick note: In New Zealand, reputable inspectors work to a recognised residential inspection standard (e.g., NZS 4306 or equivalent) and will certify this in their inspection. Always remember: the building inspection industry is unregulated in New Zealand, and you don't actually need a building qualification to carry out an inspection. So always pay careful attention to who you are hiring before you hire them!

What a quality pre‑purchase building report should include

Below is the briefly formatted minimum coverage I recommend for most New Zealand homes. Ask the inspector to confirm these are included and how they’ll be assessed (non-invasive moisture testing, Zip level, check-off of EQC scope, etc.).

1) Clear scope, method, and limitations

  • What’s inspected (and what’s not), access arrangements (roof, subfloor, and ceiling cavities), and whether the inspection is non‑invasive.
  • Weather dependency: what happens if the roof is wet or wind makes drone flight unsafe?
  • How defects are defined, prioritised, and reported.

2) Easy‑to‑scan summary with priorities

  • A one‑page (or at least one section) summary: Identifying or drawing attention to what is most relevant to your situation, i.e., notable maintenance items on a maintenance report or notable defects on a pre purchase report.
  • High‑risk items should be unmistakable and referenced.

3) Full photo documentation

  • Clear, labelled photos of defects with context on their significance.
  • Close‑ups for leaks, decay, cracks, corrosion, movement, and unsafe wiring.
  • Good photo documentation of the property in general, including elevations to confirm the inspector has actually looked at things!

4) Structure and foundations

  • Piles, bearers, joists, slab edges, retaining interfaces.
  • Signs of movement: sloping floors, jammed doors, cracking patterns.
  • Timber condition: borer activity, decay/rot, dampness indications.
  • For Canterbury, ensure a proper floor level assessment is carried out to check the vertical variations throughout the floor plan, ideally using a Zip Pro altimeter. A laser is okay but not the best method to check a floor.

5) Weathertightness and exterior cladding

  • Cladding type(s) including roofs, identified, and age/era risk commentary (e.g., monolithic systems, direct‑fixed cladding, minimal eaves).
  • Flashings and penetrations around windows/doors, balcony thresholds, parapets.
  • Sealant failure, cracks, poor clearances to ground or decks.

6) Roofing and rainwater control

  • Roof material and approximate remaining life, penetrations (vents, flues), fixings, corrosion.
  • Gutters, downpipes, overflows, and how water is being managed away from the building.

7) Subfloor, ventilation, and drainage

  • Access and ventilation to subfloor, ground moisture control (polythene, drainage), clearance to soil.
  • Ponding, efflorescence, damp odour, signs of fungal growth.

8) Interior condition and moisture risk

  • Ceilings, walls, linings (e.g., GIB), skirtings, window reveals.
  • Moisture meter readings at high‑risk areas (wet rooms, below windows, external wall junctions). Ask for the make/model of meter and whether readings are surface/indicative only.
  • Operation and condition of joinery, including windows, cabintry and doors.

9) Kitchens, bathrooms, laundries (wet areas)

  • Waterproofing risks, cracked or poorly sealed tiles, damaged shower trays, leaking traps.
  • Ventilation: presence and performance of extractor fans ducted outside (not into the roof space).

10) Insulation, heating, and ventilation

  • Ceiling and underfloor insulation type and coverage.
  • Heating appliances (fixed), ventilation pathways, condensation risk and mould checks.

11) Electrical (visual safety check)

  • Switchboard type/condition, RCDs/RCBOs presence, exposed live parts, DIY wiring signs.
  • Presence of dated wiring or signs of heat build up or fire risks—Note a building inspector is not specialised with electrical, and you should always seek advice from a qualified electrician if potential electrical problems are raised.

12) Plumbing and hot water

  • Pipe materials/age (e.g., lagging, older plastic types), visible leaks, water pressure observations.
  • Hot water system age/type (cylinder vs. instantaneous), safety valves, signs of corrosion.
  • Conditions of wastes, supplys and supports.

13) Site, ground levels, and stormwater

  • Slope, retaining walls, paths and decks against cladding, ground clearances, flood or ponding tendencies.
  • Where the downpipes discharge; any evidence of surcharge or blocked drains.

14) Outbuildings and ancillary structures

  • Garages, carports, sleepouts, sheds, attached decks and balconies.
  • Basic safety/structural observations and whether consents/CCC are likely to have been required.

15) Compliance, alterations, and paperwork red flags

  • Visible unconsented work indicators (e.g., removed load‑bearing walls, re‑lined bathrooms, converted garages).
  • Recommendations to obtain council records: LIM, property file, CCC for alterations.

Add‑ons worth considering (depending on the property)

  • Asbestos sampling: For specific suspect materials (e.g., soffits, old vinyl, textured ceilings). Requires lab testing.
  • Methamphetamine (meth) screening: If there’s a plausible risk profile or tenancy history.
  • Healthy Homes assessment: If you’re buying as a rental, check heating, insulation, ventilation, moisture ingress and draught‑stopping requirements.

What’s usually outside a standard scope (so ask if you need it)

  • Invasive investigations (opening walls, lifting flooring).
  • Valuations, boundary/land survey, geotechnical analysis.
  • Specialist certifications (electrical, plumbing, gasfitting, fireplaces).
  • Hidden services testing (pressure testing pipes, CCTV drains) unless specifically arranged.

If the property raises concerns in any of these areas, budget time and money for specialist follow‑ups before you go unconditional.

How to read (and rely on) a sample report

When you’re comparing inspectors, ask for a sample report. Here’s what to look for:

  • Clarity: Short sentences, plain English, and labelled photos—not copy‑paste jargon.
  • Specifics: “Leak evident at south-east bedroom window. Investigate the cause and remediate; it appears there is possible moisture intrusion around the frame.”
  • Priorities and next steps: Clear recommendations and who should fix or assess further.
  • Context: Age/era commentary (e.g., 1990s plaster cladding) and local risk factors (coastal corrosion, high rainfall).
  • Avoids hedging: Reasonable caveats are fine, but excessive disclaimers that make the report unusable are a red flag.

Questions to ask before you hire a building inspector

  1. What standard and scope do you work to? Can I see it in writing?
  2. How long is the on‑site inspection? In our opinion an inspection should take around 2-3 hours on-site for a typical 1970s bungalow just for some context. Newer houses generally take less depending on the size! (rushed inspections miss things.)
  3. Will you access the roof, ceiling, and subfloor? If not, how will you assess those areas?
  4. Do you take and include photos of every defect? How many photos typically?
  5. Do you carry professional indemnity and public liability insurance? Proof available on request?
  6. What tools do you use? (Moisture meter model, Laser, Zip level, drone etc.)
  7. When will I get the report, and can I call you to discuss it? You should be able to talk through the findings. We believe you should receive a comprehensive report the same day as the inspection.
  8. What are your fees for add‑ons like meth testing, asbestos sampling, and Healthy Homes assessment?

Regional/New Zealand‑specific risks to keep in view

  • Leaky‑home era construction: Homes from the 1990s–early 2000s with certain claddings and design features can carry elevated risk. Make sure the report tackles this head‑on.
  • Coastal and high‑wind zones: Expect faster corrosion and fixings/flashings wear; ask for closer attention.
  • High rainfall or poor drainage sites: Prioritise stormwater management, ground clearances, and subfloor moisture.
  • Seismic considerations: Look for signs of past movement, bracing condition, and retaining walls stability; get specialists if concerns arise.

Buyer’s printable checklist (tick these off before you book)

  • Written scope referencing a recognised inspection standard
  • Access to roof, ceiling cavity, and subfloor confirmed.
  • Moisture testing at targeted high‑risk locations
  • Weathertightness/cladding risk assessment with era context
  • Photo‑rich report with traffic‑light priorities
  • Site drainage and stormwater management covered
  • Visual electrical and plumbing observations included
  • Outbuildings/decks/balconies included
  • Compliance/consent history commentary and council file/LIM recommendations
  • Insurance and PI cover confirmed; sample report reviewed

Final thought

The cheapest inspection isn’t a bargain if key risks are missed. A thorough, photo‑rich, plain‑English report with clear priorities will either save you from a costly mistake—or give you confidence to proceed. If you want a report that covers the items above and is actually useful for decision‑making, we are here to help!

Need a hand? Book a pre‑purchase building inspection with Inspected Residential here!

Subscribe to Newsletter

Subscribe to receive the latest blog posts delivered straight to your inbox weekly.

By subscribing, you agree to our Privacy Policy.
Thank you! Your submission has been received!
Oops! Something went wrong while submitting the form.
Or
Blog

You may also like...

Stay informed with our expert property advice.

Weathertightness and leaky homes
5 min read

Oh No! It's a Leaky Home!

The term “leaky home” sends a shiver down the spine of Kiwi home buyers
Weathertightness and leaky homes
5 min read

Understanding the word monolithic and how it applies to leaky homes.

Get some understanding about what monolithic means and understand how this relates to the 'Leaky Homes' Crisis.
Earthquake damage and eqc
5 min read

What are the MBIE Floor Level Guidelines used for?

Are the MBIE guidelines essentially used as a pass or fail test for a home?
Pre-sale inspection benefits
5 min read

As a seller, why on earth would I want a good inspector to inspect my house?

Learn why you would want to make sure you are using a good quality inspector to inspect your house prior to selling.
Earthquake damage and eqc
5 min read

Due Dilligence on Pre Earthquake Homes in Canterbury

Buying a house in Canterbury means paying close attention to earthquake damage and how any repairs were done.
Property Inspection Tips
5 min read

Top 10 Common Issues Found in NZ House Inspections

When we inspect homes around New Zealand, certain problems crop up repeatedly. Being aware of these issues helps buyers and sellers address red flags early.
Pre-Purchase Property Inspection
5 min read

The Importance of Pre-Purchase Building Inspections

Some reasons why you should get a building inspection carried out when purchasing a home or investment.
Property Inspection Tips
5 min read

The Healthy homes standard in a nutshell

Earthquake damage and eqc
5 min read

The Christchurch earthquakes and botched EQC repairs

Understand the implications of the Earthquake Commission and how poorly managed jobs have caused ongoing issues for Canterbury homeowners.
Property Inspection Tips
5 min read

Trademe Property Inspected Residential Collaboration

We have collaborated with the team at Trademe Property to come up with a handy maintenance checklist that homeowners can tailor to their own homes!
Testimonials

What Our Clients Say

Don't just take our word for it - see what our satisfied clients have to say about their experience with Inspected Residential.

google-logo-icon

Heading

Had a great experience working with Brandon from Inspected Residential, we needed a healthy homes report done on our rental, was really easy to make a booking with him and his communication was quick and easy. The report was carried out professionally and we had the inspection repost back the same day. Would definitely recommend Brandon and use his services in the future.
user-icon
Amanda Guest
light-blue-quotation-marks-iconwhite-quotation-marks-icon
google-logo-icon

Heading

Brandon did a pre purchase inspection at a property for me. He was extremely professional and very in depth. Anyone looking for a building inspection I would definitely recommend these guys
user-icon
Harry Webley
light-blue-quotation-marks-iconwhite-quotation-marks-icon
google-logo-icon

Heading

Very friendly service. Professional and fast. Got the full report in the same day. Highly recommended. Have now used them multiple times. Awesome service
user-icon
Ronald James
light-blue-quotation-marks-iconwhite-quotation-marks-icon
google-logo-icon

Heading

Adam inspected our property the day after our request and had the report to us the same day. Report was thorough, simple to follow and reasonably priced. We would recommend Inspected Residential and would use them again if required.
user-icon
Roger Bell
light-blue-quotation-marks-iconwhite-quotation-marks-icon
google-logo-icon

Heading

Adam provided a very thorough report which was sent to us the same day as the inspection. Will 100% use Inspected Residential again if i ever need to get another report.
user-icon
Rebecca Patton
light-blue-quotation-marks-iconwhite-quotation-marks-icon
google-logo-icon

Heading

Great professional job done by Adam. Report was prepared in very quick time. Also spent time on the phone with my many enquiries. Would highly recommend!
user-icon
Jason Boyte
light-blue-quotation-marks-iconwhite-quotation-marks-icon
google-logo-icon

Heading

Adam was very knowledgeable and had top quality gear to do a thorough inspection. He made it easy to get in touch, discuss options, and then book online. Report was available same day too which is crucial when tight deadlines for a property sale
user-icon
Valerie Poole
light-blue-quotation-marks-iconwhite-quotation-marks-icon
google-logo-icon

Heading

Amazing to work with. At very short notice were able to complete a building inspection within couple of days. Apreciated team. A+
user-icon
Hayden Ivory
light-blue-quotation-marks-iconwhite-quotation-marks-icon
google-logo-icon

Heading

I phoned Inspected Residential for a Pre Sale house inspection and was booked in promptly and efficiently. Brandon arrived as promised and made a very thorough inspection of the house and updated me all the way through. Brandon is very professional and knowledgeable and a very detailed report was sent through the same day. That is Excellent Service. I would highly recommend Brandon and Inspected Residential - they did a great job
user-icon
Pamela Braithwaite
light-blue-quotation-marks-iconwhite-quotation-marks-icon
google-logo-icon

Heading

Inspected Residential have recently completed 2 building inspections for me, pre purchase & pre sale. The information in these are way more detailed and in depth than previous inspections I have seen! Highly recommend!
user-icon
William
light-blue-quotation-marks-iconwhite-quotation-marks-icon
google-logo-icon

Heading

Adam did a very thorough pre-sale inspection for me. Report received the same day and was very easy to read with lots of detail.
user-icon
Brooke Lord
light-blue-quotation-marks-iconwhite-quotation-marks-icon
google-logo-icon

Heading

Great company to deal with, they followed up the next day to check in and see if I had any further questions regarding report.
user-icon
Phil Allchurch
light-blue-quotation-marks-iconwhite-quotation-marks-icon
google-logo-icon

Heading

Adam was fantastic to deal with, with alot of knowledge. His attention to detail is what is needed when your wanting a detailed Building Report. Highly Recommend.
user-icon
Sarah Brown
light-blue-quotation-marks-iconwhite-quotation-marks-icon
google-logo-icon

Heading

Adam was so thorough and professional. He was easy to have in the home and shared his knowledge with us. Would totally recommend Inspected Residential.
user-icon
Tania Pring
light-blue-quotation-marks-iconwhite-quotation-marks-icon
google-logo-icon

Heading

Thorough and very knowledgable people! Friendly and easy to communicate with, worth the money spent! I got a healthy homes inspection done and a full report all in one day
user-icon
Julia Pierson
light-blue-quotation-marks-iconwhite-quotation-marks-icon
google-logo-icon

Heading

I am happy with every aspect of the work done, from the easy to navigate, no surprises website, to the clear professional communication from the inspector. It is a very rare thing for me to be 100% happy with any service but in this case, impeccable!
user-icon
Paul
light-blue-quotation-marks-iconwhite-quotation-marks-icon
google-logo-icon

Heading

Adam did an amazing job! Came with super short notice and was really kind the whole time he was doing our building inspection and did a thorough job. Highly recommend Inspected Residential, will use again!
user-icon
Alyesha Hunnan
light-blue-quotation-marks-iconwhite-quotation-marks-icon
google-logo-icon

Heading

Brandon and the team at Inspected Residential were communicative, efficient and made the process easy. Their report was concise yet thorough. Would highly recommend!
user-icon
Miranda Scott
light-blue-quotation-marks-iconwhite-quotation-marks-icon
google-logo-icon

Heading

Great communication and accommodated my tight timeframe. Really great report with PLENTY of photographs that very much helped me feel a lot more relaxed about purchasing our home. Would definitely recommend!!
user-icon
Anna Kilbride
light-blue-quotation-marks-iconwhite-quotation-marks-icon
google-logo-icon

Heading

Brenna and Brandon are amazingly helpful and patience. Their professionalism made the process less stressful and Brandon was kind enough to take up several follow-up calls to attend to details. Love their efficiency and detailed report. Highly recommended!
user-icon
YW Ong
light-blue-quotation-marks-iconwhite-quotation-marks-icon
google-logo-icon

Heading

The process was so easy and Adam was really really helpful. Highly recommend!
user-icon
Holly Rose Hunt
light-blue-quotation-marks-iconwhite-quotation-marks-icon
google-logo-icon

Heading

Great communication, fast service and well priced
user-icon
Abbey Harraway
light-blue-quotation-marks-iconwhite-quotation-marks-icon
google-logo-icon

Heading

Adam provided a very thorough building report, great communication and we got the report the same day! Happy to answer any questions or provide support as well. Highly recommend, wouldn't use anyone else for a building report.
user-icon
Matt Holdem
light-blue-quotation-marks-iconwhite-quotation-marks-icon
google-logo-icon

Heading

Adam is a top bloke, and also a peer with practicality and a no no-sense approach that makes him a relatable,reliable and very professional building inspector. AAA+, recommend to everyone who's looking for a detailed and well done building report
user-icon
Hamelbras Construction
light-blue-quotation-marks-iconwhite-quotation-marks-icon
google-logo-icon

Heading

Quick and easy to deal with, efficient, good communication and a well written pre purchase inspection that's understandable.
user-icon
Emma Lodge
light-blue-quotation-marks-iconwhite-quotation-marks-icon
google-logo-icon

Heading

Super easy to organize appointment online. Everything went smoothly. Got full report on the day of the inspection. Report was thorough and covered everything I needed for a property purchase.
user-icon
Chris Dabinett
light-blue-quotation-marks-iconwhite-quotation-marks-icon
google-logo-icon

Heading

Very happy with our experience with Inspected Residential....would highly recommend to anyone who asked. Being approachable is very important in any business and Adam was certainly that.
user-icon
Rod Morrison
light-blue-quotation-marks-iconwhite-quotation-marks-icon
google-logo-icon

Heading

Highly recommend! Adam went above and beyond. The inspection was received on the same day and it was in thorough detail and easy to review and understand
user-icon
Brittany Daish
light-blue-quotation-marks-iconwhite-quotation-marks-icon
google-logo-icon

Heading

Great communication and really polite and informative Inspectors.
user-icon
Jessica Hamilton
light-blue-quotation-marks-iconwhite-quotation-marks-icon
google-logo-icon

Heading

Very satisfied with the work done. The inspector is easy to talk to and discuss the things I wanted to pay more attention. The report was detailed with and I appreciate the recommendations that was attached with his report. I will definitely use your service again in the future if need. Thanks.
user-icon
Valerie Estrabon
light-blue-quotation-marks-iconwhite-quotation-marks-icon
google-logo-icon

Heading

Great service contacted the team the day before, they called asked me to provide EQC file to cross reference work that had been done or not done. Brandon was very knowledgable and diligent had the report out to myself and clients the same day. Highly Recommend
user-icon
Taylor Graham
light-blue-quotation-marks-iconwhite-quotation-marks-icon
google-logo-icon

Heading

We've used these guys a couple of times. The depth of their reports and knowledge is second to none. Highly recommend.
user-icon
Luke Phillips
light-blue-quotation-marks-iconwhite-quotation-marks-icon
google-logo-icon

Heading

Professional, efficient and helpful service from start to finish. Highly recommend these guys, Brandon was great to communicate with and very thorough, really easy process and no stress, thank you! :)
user-icon
Lisa Mead
light-blue-quotation-marks-iconwhite-quotation-marks-icon

Ready to Make Informed Property Decisions?

Don't let uncertainty cloud your property journey. Our comprehensive building inspection reports provide the clarity and confidence you need to make informed decisions.

property-inspector-guiding-client-through-inspection
chevron-arrow-down-icon-white