A building report is one of the few pieces of independent information a buyer gets before committing to a house. For someone buying alone after a separation, often on a tighter budget and with less room for unexpected repair bills, it matters even more. Yet many people sign off on a purchase having skimmed the summary page without understanding what the inspector actually looked at, and what they could not.
What a typical report includes
Most pre-purchase reports in New Zealand follow a broadly similar approach based on a visual, non-invasive inspection. The inspector walks through and around the property and records what can be seen and safely reached. A standard report usually covers:
- The site: drainage, paths, driveways, fences and visible retaining walls
- The exterior: cladding, roof covering, spouting, windows, doors and decks
- The roof space, where it can be safely accessed
- The subfloor, where there is access
- Interior linings, floors, wet areas and joinery
- Moisture readings at selected points, often around showers and windows
- General observations about services such as hot water cylinders and visible plumbing
A good report includes photos, a plain-language summary and clear notes about anything the inspector recommends investigating further. Costs usually sit somewhere between NZD $500 and $1,000 for a standard home, more for larger or complex properties.
What reports commonly leave out
Because the inspection is visual, anything hidden is generally outside its scope. Typical exclusions include:
- Inside walls. Inspectors usually cannot see framing, insulation or hidden moisture damage without invasive testing.
- Electrical and gas systems. These are normally noted only at a visual level; a registered electrician or gasfitter is needed for a proper check.
- Drains and pipes underground. A CCTV drain inspection is a separate service.
- Engineering. Retaining walls, foundations and structural movement may be noted, but not assessed by an engineer.
- Compliance with consents. A report may flag work that looks unconsented, but checking the council property file is a separate step.
- Areas that could not be accessed. Furniture, stored boxes, locked rooms and low subfloors all limit what can be seen.
Read the scope and limitations section carefully. It is usually near the front or back, and it explains exactly which areas were inspected and which were not.
Reading between the lines
Inspectors tend to use careful language. Phrases like “further investigation recommended”, “monitor” or “at or near end of serviceable life” deserve attention. A roof described as near the end of its life may need replacing within a few years, which can cost tens of thousands of dollars. Elevated moisture readings near a shower might be minor or might signal a leak that has been running for years.
Retaining walls are a frequent source of follow-up questions, particularly on sloping sections. The article on retaining wall defects that turn up in building reports explains the kinds of observations that should prompt a closer look.
Watch for the house type, too. Monolithic-clad homes built from the mid-1990s to the early 2000s often warrant invasive moisture testing, which involves drilling small holes and costs extra. A report that skips this on such a house is not wrong, but it leaves a gap you should know about.
If something in the report is unclear, call the inspector. Most will explain their findings and say how concerned they would be in your position.
Using the report in a separation sale or purchase
When selling a jointly owned home after a separation, some couples commission a vendor report so that both owners understand the condition of the house before agreeing on a list price. Buyers may still get their own report, but a vendor report can help avoid surprises and disputes between the sellers.
For buyers, the report is also a negotiation tool. Significant issues might justify a lower offer, a request for repairs before settlement or walking away. The government’s home buying guide, settled.govt.nz, explains how building reports fit into the wider buying process and which conditions are commonly included in an agreement.
For anything that affects how sale proceeds are divided between former partners, both people should get independent advice.
Frequently asked questions
Can I rely on a vendor’s building report? It can be useful, but it was commissioned by the seller. Many buyers still get their own inspection, or at least check that the vendor report can be relied on by a purchaser.
How long does a building inspection take? A standard home usually takes two to three hours on site, with the written report following within a day or two.
Does a building report check for asbestos or methamphetamine? Usually not as standard. These need separate testing, which inspectors can often arrange at extra cost.