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A pre-purchase property inspection is one of the most important steps to take before purchasing your dream home – not only for you, but also for the lawyer guiding you through the purchasing process. I spoke to my lawyer, Campbell McGill of Duncan King Law, to get his perspective on property inspections, why they’re so important for his clients, and how you should go about them.

Experienced eyes

While a lawyer may know the ins and outs of your potential new home on paper, lawyers rarely get the opportunity to visit the house in person. So, it’s important to get experienced eyes on the property that both you and your lawyer can trust. 

“Building inspectors have the skills required to spot things that people without the experience would probably miss,” says Campbell. “First home buyers, in particular, often don’t know what to look out for in a potential home, which is why it’s important to get some property inspection advice as early in the purchasing process as possible.”

Any questions about the report – from both you and your lawyer – can always be posed back to the building inspector. It’s crucial that you understand the report in its entirety before making an agreement unconditional, so that you don’t find yourself in a predicament later on. 

“The building inspector knows what they saw and the significance of any issues they spotted, so their advice and insight is essential for the process.”

Knowing the ins and outs of your property

Issues, like wonky piling or cracks in foundations, don’t arise all of the time – Campbell estimates between 25-30% of all property inspections may reveal problems. Even so, property inspections are immensely useful in getting to know the details of your future home, as well as the small things that you might need to pay attention to in the future. 

“Inspections are useful not just as a tool for getting out of completely disastrous contracts, but are also good for identifying things that might just need fixing,” explains Campbell. “They’re an opportunity to make sure the property is in as good a condition as possible before buying it.”

Some small issues may just be things you should know about fixing or renovating in the future, like doors that don’t close properly or ranch sliders that may not open smoothly. Other problems in the property inspection may be ones you can ask the vendor to fix. Campbell recently worked on a property in which the kitchen fan was venting into the roof rather than to the exterior of the property. They were able to ask the vendor to repair the vent and the process quickly continued towards the purchase. 

Legal protection 

Property inspections should happen as close to the beginning of the purchasing process as possible – before an auction as well as before making an agreement unconditional. Your lawyer may recommend a condition in the agreement dictating that an inspection will take place within a specific timeframe – normally 10 working days. 

“The best advice is to get the right advice as early as possible in the process,” says Campbell. Otherwise, mistakes might happen that are difficult to fix. 

Without a property inspection, you can get into trouble before you even purchase the property. Not doing all the research on the house or taking the right precautions before signing an unconditional agreement means that you may be stuck with an unfit house. Even more awkward can be being unable to actually complete the purchase; some banks may not be willing to finance your purchase if you haven’t had the property inspected. 

“A lot of people just don’t know how to go about the process, so it’s important to get the best advice from your lawyer and from a property inspector right from the beginning.”

Found the house you love and thinking of purchasing it? The Property Inspectors have been working alongside lawyers for years, and are familiar with the ins and outs of what can often be an intimidating and confusing process. With a pre-purchase property inspection and expert advice from your lawyer, purchasing your dream home will be easier for everyone involved. 

Get a free quote for your pre-purchase property inspection now:

Sorting out a building warranty on your home build or renovation can be a daunting experience. With plenty of jargon and complicated words, it can be hard to know what’s what and how a building warranty might affect you – and since any building work on your home is likely to be a big financial commitment, you want to make sure it all goes to plan. Alongside a building warranty, it’s also crucial to get a property inspection done once your build is complete to get a second opinion on the quality of the work that’s been done. 

The importance of a building warranty

A building warranty is immensely important if you are contracting anyone to work on your home. You’ll find great information on the Ministry of Business Innovation and Employment (MBIE) website, especially about implied warranties. 

Implied warranties are designed to protect your residential building work, whether you have a contract or not. They are automatic and cover almost all aspects of building work – from compliance with the building code to good workmanship, and even the timely completion of your building work. Breaching these warranties basically means breaching a contract. 

However, it’s important to remember that a building warranty is only as good as the company behind it. Nowadays, it feels like we hear more and more horror stories of construction companies and builders going out of business before the build is completed. Nobody wants this to happen, and nobody wants to have to deal with a warranty dispute! It’s a good idea to do plenty of research before committing to a building company. Get feedback from people who’ve used them, read reviews, and try to meet them before you select them to work on your home. Never a guarantee but is a good place to start.

Building warranties

An example of a building warranty is offered by Master Builders. While being a member of the Master Builders group doesn’t guarantee a builder is an absolute expert in their field, selecting a builder who is a registered Master Builder means their work comes with certain assurances. If your builder goes out of business, you will still receive insurance from Master Builders. There is also the comfort of them being from a well-regarded organisation with a good reputation. I am not endorsing them, but it is an example of something to consider.

There are many building franchises out there so do your homework – the cheapest price may not be the best way to decide who to use to build or renovate your home. You want the building process to be as stress-free as possible.

Auckland building inspections: you still need one!

When your build goes to plan and you’re happy with the way your home is looking, it’s easy to rush in and forget about anything else. However, it’s still a good idea to have a professional give a second opinion on the quality of your build. A property inspector carrying out a building inspection can give your home a thorough inspection and provide a property inspection report. They’ll let you know if there’s anything that might be of concern or may identify things you may want to bring up prior to handing over that last payment. The inspection will be visual, but the workmanship may be an indication of the quality of the builder and whether things need to be rectified. 

While it may seem unnecessary to get a house inspection on a brand new house, I have inspected many new houses which vary from well-constructed to poorly constructed with things missed by the council inspectors. Find out more about why a property inspection on a new home or new renovation is important here or request a free Auckland building inspections quote below.

Building a home from scratch has lots of perks. You can personalise the layout and details to suit your own lifestyle and taste, and if everything is brand-new then you can be confident everything will be in perfect running order…. Or can you? While more modern homes are unlikely to face the same costly issues that older homes can, new buildings still have their own unique issues that are important to spot early on. Usually these issues relate to the quality of the build or not meeting the standards laid out in the initial contract. Unfortunately, these issues might not be immediately visible to you, which is why it’s as important as ever to get a house inspection performed by a professional building inspector to make sure you’re getting exactly what you’re paying for.

Speedy builds and quality control

A house inspection is a no brainer when buying an older home to check things like the roof’s condition, the home’s weather tightness, and potential issues with the house. When buying a new home, you could be forgiven for thinking this is a step you can afford to skip. However, as the population grows in New Zealand and the demand for housing increases, we are seeing new homes, subdivisions, and even new suburbs springing up faster than ever before.

This speed in delivery means the issues facing new homes are less ‘wear and tear’ related but are down to quality control, or the finer details being overlooked by rushed contractors or council inspectors. They might not be as costly to repair as issues in older homes, but are worth spotting before moving in and parting with your hard-earned cash.

It’s costing all of us money…

And this isn’t a problem affecting just individual homes. Councils play an important role in all building work in New Zealand, issuing building consents and inspecting the building process at key times before finally issuing a CCC – a Certificate of Code of Compliance. This is to give the purchaser and future owners peace of mind that they are buying a safe and secure home, built to New Zealand building standards. Unfortunately, I have personally inspected many houses which should not have been issued with a CCC due to various defects. Some weren’t serious but should have been identified.

Sadly, in some circumstances a council CCC can’t be relied on to ensure that the building complies with the Building Act or the consent obtained to build the property.

Recently, despite these supposed safeguards, the Tauranga City Council let homeowners down in 2018 when 21 homes in a new housing development were deemed unsafe. These homes were proven in court to be shoddily built and should never have been signed off. As a result, the council was forced to buy back all 21 homes from the owners at a huge cost to the council and, indirectly, to ratepayers.

Builders’ obligations

Luckily, it’s not all bad news. In most cases, your builder or developer is legally obliged to remedy any building issues within your property within 12 months of the completed build and Masters Builders offer a 10-year warranty. Defects might not be immediately obvious to a homeowner, which is why a house inspection performed by a professional building inspector will highlight any areas of concern. That way you’ll get the opportunity to have these fixed by the primary contractor right away at no cost to yourself.

Get a house inspection before moving day

The advantages of a brand-new home go beyond just the new home smell. By choosing a reputable builder or developer, there’s every chance your dream home will be just that – a dream! However, to avoid a nightmare and to be sure you’re getting exactly what you expect, a building inspection will spot any issues big or small and allow you to get these sorted before moving day. Unfortunately, not all new houses are built to a high standard.

Buying a new home? Do your due diligence with a house inspection. Get a free quote today.

A home inspection report is all about preparing you for the future. It highlights areas of a home you’re considering buying that may cause you issues in the future, or are likely to need significant maintenance quickly after purchase.

However, many people ask whether I can include estimated costs for future repairs or maintenance in a home inspection report – and unfortunately that just isn’t feasible. Here’s why:

1. Costs change constantly. In today’s market, builders have plenty of work on – so they’re able to adjust their prices to suit. Additionally, the cost of materials can change, so the overall cost to you can vary hugely.
2. Repairs can be a Pandora’s box. In a home inspection report, I’ll give you the most accurate, honest view of a home’s current state. However, if something is behind the walls and you haven’t booked invasive testing, then it can be hard to know what else you’ll find when renovating or repairing.
3. You’ll need to talk to a specialist. Although I may able to estimate how much something might cost from my years of experience, it’s the specialists who can give a truly accurate view. For example, if I discover asbestos then I will, without a doubt, tell you about it – but you’d need to talk to an asbestos expert to know how much it will cost to definitively remove it.
4. Everyone has different needs. One person may go for a straight repair; others may want to also improve a home when they do repairs or maintenance. You’ll have your own preferences and desires, which will affect the cost of repairs or maintenance.

The good news about a home inspection report

Luckily, although I can’t give you repair or replacement costs, I can still give you a lot of information that will help you budget for the future. In a home inspection report, I’ll highlight issues with cladding or weathertightness, roofing, bathrooms, kitchens, insulation, hot water cylinders and more. You’ll receive an upfront, honest view of the home’s current state so that you can make a more informed decision about buying.

I’ve also put together a guide to some of the most common costs you should consider when buying an existing home – read it here.

If you, or someone you know, are looking to buy and need to make a more informed decision, get a free quote for a home inspection report today.

With the colder months about to hit hard and fast, it’s time to start thinking about whether or not the heating appliances in a home you’re looking at purchasing can effectively keep you warm throughout winter. You don’t want to put up with the same winter woes rattling your bones this year, so we’ve outlined some of the best tips for making sure your home is snug and dry – and looked at why you must get a pre purchase building inspection if you’re looking to move. After all, you’ll want to be in the know on how expensive it’ll be to keep your home warm, and what kind of heating appliances will be best for you.

Signs your home is a cold trap

High energy bills. You might not notice extreme shifts in the temperature of your home because your heating appliances are working overtime. But you will definitely notice on your monthly power bill. If your bill seems a little high, perhaps compare it to a bill from the same month the previous year. If there’s a radical increase, your home’s insulation may have deteriorated.

Chilly walls. By doing a simple touch test, you can determine whether or not your home is insulated effectively. When you put your fingers to the interior walls, floors, and ceilings of your home, does it feel cold to the touch? The interior should feel warm and dry if the panelling has decent insulation behind it.

Abnormal temperatures. If you notice different rooms have varying temperatures that seem to fluctuate (for example, your dining room is always freezing but your lounge is always roasting), chances are your home is under-insulated. You may want to check out the padding in the frame.

Heating appliances to consider

Heat pumps. If you’re after a convenient appliance with a low running cost that instantly produces heat, then a heat pump might be the best option for you. Just be aware they must be sized correctly for the space in order to work effectively. And always look out for the energy star rating as some are more efficient than others.

Modern woodburners. We all know there’s nothing more comfortable than having a roaring fire going while you relax on the couch. A modern woodburner fireplace is cheap to run (especially if you can access cheap firewood), they can heat large spaces, and they produce very little pollution. Just be aware you’ll need a building consent to install one.

Electric heaters. While these are more expensive to run than most other heating appliances, they are ideal for heating small spaces in a small amount of time, and they are cheap to buy. They’re generally more suitable for environments that don’t always require a heater, such as bedrooms.

A pre purchase building inspection before you buy

If you’re looking to buy a home, be on the lookout for how equipped each house is to handle the damp conditions we know all too well in New Zealand homes. Does it show any of the signs that demonstrate it’s a cold trap? What kind of heating appliances are already installed?

Before purchasing, check out if the house has double glazed windows, decent insulation (wall, underfloor, and ceiling), and what heating solutions are already in place. That’ll give you an idea of how much money you’ll have to put into heating upon moving in and is why we always recommend getting a professional to conduct a pre purchase building inspection – so you know what you’re getting into.

Stay toasty this winter

While there are a few simple queries you can raise with your realtor about the heating of your potential home, having an expert assess the property is always the best call. You may think you’re getting a really good deal on a home, only to find it’s incredibly expensive to heat or requires a whole lot of work done to ensure it’s properly insulated. Get a pre purchase building inspection report before you buy, so you can rest assured your dream home will keep you toasty this winter.