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Non-consented works and a pre-sale building inspection

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The Building Act 2004 updated the previous 1992 Building Act and is there to protect us from shoddy building work and unsafe housing. Unfortunately, there are still plenty of properties out there that don’t adhere to the current Building Act. Some because they were built before the Act came in – and some because of non-consented works and poor building practices (which I’ve seen far too often when carrying out a pre-sale building inspection).

Non-consented works are those which haven’t been checked by the local council and given a CCC (Certificate of Code of Compliance) to prove that they adhere to the Building Act, or that they have obtained a building consent. CCCs are issued after the 1992 Building Act was introduced; prior to this, houses required a building permit. They may be perfectly well built, but unless they’ve got a CCC, there’s no way that buyers or lenders can know that.

As banks get tougher and buyers get more careful around what to invest in, having non-consented or permitted works on a property can be a real problem. If the council has no record of non-consented or permitted works, you could be in trouble.

The mystery behind non-consented works

Let’s talk about non-consented works (or at least those completed post July 1, 1992). Why would a home have non-consented works in the first place? Well, there are a number of reasons a renovation, extension, small change, or even full build may not have a CCC. The Building Act states that the owner is responsible for applying for the CCC. However, this may not have happened for various reasons and could have slipped through the cracks.

With our number 8 wire mentality here in NZ, it’s also possible that a handy DIY-er has added a bedroom, changed an office to a bathroom, or made other changes to the house without realising they would need to get a building consent. Or they may have just chosen to ignore it!

Getting non-consented works approved

So, if a home you’re trying to sell has non-consented works, what can you do about it?

Firstly, order your house’s property file from your local council. This will have all their official information about the property, and you can check to see whether what’s on the property file matches what is actually part of your home. If it looks like the property has non-consented works, a Certificate of Acceptance (COA) may be required.

The process of getting a COA is involved and may not be considered by the council if the non-consented work doesn’t comply with the building code. You’ll need the help of a council-approved specialist who deals with these types of issues. The initial meeting will let you know if it is even possible to get a COA.

Best case scenario after the meeting with the approved person is an application being made on your behalf to get a COA. Plans and any relevant documentation of the non-consented works will have to be provided, and a meeting with the council will take place to discuss the COA application.

All going well, the council will make a site visit and either approve or not approve the COA application. The submitted plans and any relevant other documentation will be lodged with the property file, but the council takes no responsibility for the non-consented works.

At least now when a property file is requested for your property in the future, there is a record of what has been done.

Worst case scenario? The council issues you with a notice to fix, which may mean you need to remove the non-consented works – at your cost.

The scenario for non-permitted works carried out before 1992 requires a Safe and Sanitary, Third Party Inspection Report – that’s another story but a similar process.

Avoiding non-consented work issues

So how can you avoid having non-consented works on your property? Well, the biggest thing is to be careful who you’re getting to do work – whether it’s building an extension or re-doing your kitchen. Look for references and reviews, consider whether the person carrying out the work is a Licensed Building Practitioner (LBP), and ask them whether the work requires a building consent?

If you’re doing work yourself, make sure you know the requirements. My advice is always to check with the council and get the response in writing, as “I spoke with John Smith at the council and he said I didn’t need a Building Consent” won’t stand up when scrutinised!

After all, when it comes time to sell, you don’t want to be met with any nasty surprises that could jeopardise your sale.

Getting a pre-sale building inspection

Unfortunately, many houses I inspect have had alterations carried out which may have required a building consent. Obtaining a property file is one way of comparing apples with apples. A pre-sale inspection is one way of identifying if you have any potential problems or maintenance which you may or may not wish to resolve prior to going to market.

Ready to sell? Be prepared for any nasty surprises with a pre-sale building inspection. Get a free quote today.

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Woman warm in cold house

STAY WARM THIS WINTER WITH A PRE PURCHASE BUILDING INSPECTION

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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.

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Home maintenance

Preparing for the worst: Maintenance funds and property inspection reports

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Imagine. After years of saving enough for a deposit, you’ve finally been able to put together enough pennies to buy a home that ticks all the right boxes. Or you’ve been living in an old, tiny home for years and now you’re finally ready to upgrade to a bigger, better home. With all your furniture moved in and the bliss of owning your own home still being felt, you begin to settle into paying off your mortgage. But what happens when a few weeks in, your water main blows, and after spending all your savings on the house, you can’t afford the heavy bill?

When you’re a homeowner, anything that goes wrong is entirely your responsibility. That’s why it’s not only a good idea to get a property inspection report so you know what you’re getting yourself into, but it’s also essential that you start a maintenance fund — before you buy. And if you’re buying a property to rent, it’s even more imperative that you have savings set aside in case serious maintenance is required down the line.

Safeguarding your investment.

Your maintenance fund is the savings you accumulate to set aside in case anything goes wrong with your property that will need fixing. Building a maintenance fund is the most concrete way of protecting yourself against future financial strife.

Whether it’s regular maintenance to make your property stay in good shape longer or fixing something that’s unexpectedly broken, maintenance is a beneficial investment. Keeping your home in great shape will help it increase in value, while regular home maintenance can help you avoid bigger costs down the line. By consciously factoring in the maintenance of your home, you’ll be safeguarding your investment.

Building your maintenance fund.

Buying or owning a home always includes an element of risk, and you should be factoring this into your monthly budget.

We recommend setting aside 1-5% of your income each month, depending on what’s feasible for your situation. There are loads of savings tools out there to get the ball rolling and help organise your finances – apps like YNAB can help you plan ahead and build up your maintenance fund. Otherwise, consider putting money aside into a separate bank account (perhaps with a different bank) that you don’t touch except in the case of emergencies.

Get a property inspection report.

It’s important to get your budgeting sorted before you buy a new home but having a professional building report conducted on the property first is equally as vital.

Looking out for areas that may require serious maintenance down the track can be challenging if you don’t know what to look out for. You’ll need to know what could require fixing, replacing, or heavy upkeep before you make the big purchase. This could include (but isn’t limited to) replacing that old roof or aging hot water cylinder – both could cost several thousand dollars to replace.

Many people take the risk and don’t get a pre-purchase inspection report done before buying – instead, they discover issues once they take possession! Getting a qualified pre-purchase building inspector to give your potential new home a thorough look over to identify the potential risks is your best chance of making sure your home won’t cost you a fortune in the long run. At best, you’ll avoid any big fix-up or maintenance costs, but at the very least you’ll know what to prepare for so you aren’t hit with lots of nasty surprises on move-in day. The cost of a pre-purchase inspection is a drip in the ocean in relation to the cost of the house.

Get a quote for your property inspection report today.

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rainy day in the garden

House Inspection and the 4 Ds: How can you assess the risks of a new property?

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Whether your taste in homes is big and beautiful or small and humble, considering the risk of a particular design of a house should have a huge impact on whether or not to purchase a property – especially in a country with a reputation for damp homes! If you were to conduct a house inspection before buying, would you know what low-risk design looks like if you saw it?

 

Conducting a house inspection

The first thing you should be thinking when doing a home inspection is KISS. Not that kind of kiss (despite how attractive your property inspector is). We’re actually talking about the classic golden rule for us Kiwis: Keep It Simple Stupid.

If you’re looking around a home that you’re interested in buying, and the design seems too complicated or intricate there’s a high likelihood that the design will increase the risk for water ingress. The simpler the design of the house, the fewer opportunities there are for issues to rear their ugly heads later down the track.

 

Avoiding damp housing

In New Zealand, with our unpredictable variety of weathers and temperatures, we’ve established a reputation for having damp homes. You see it in the news all the time. That’s why when you’re out there house hunting, I recommend thinking about the four Ds of building: deflection, drainage, drying, and durability. Better yet, consider getting a pre-purchase house inspection conducted to check for the four Ds before you sign anything. But what are the four Ds?

 

  1. Deflection

Deflection encompasses what a home has in place to intercept water at its exterior and deflect it away to decrease the risk of water ingress. Consider the type of cladding, roof and eave width. These all impact the house’s ability to deflect water from getting in and rotting the framework from the inside out.

 

  1. Drainage

Drainage is obviously crucial to any home but is often something that gets overlooked by house hunters. Generally cladding of houses built before the 2004 Building Act was not on a drained cavity system. Drained cavity systems are designed to discharge water that may penetrate the building envelope through cladding, weather tightness risk junctions, and possibly from leaking joinery.

 

  1. Drying

The cavity allows water to discharge from behind the cladding and also allows air to dry the cavity to prevent moisture damage. Cladding fixed directly to the wall framing is most cases does not allow water to exit the building envelope and can lead to moisture damage of wall framing.

 

  1. Durability

The durability of the home’s structure is so important, especially with the variety of weather we are exposed to here in New Zealand. The Building Act only requires cladding to perform for a minimum of 15 years. Most cladding systems have a longer warranty than this and, with maintenance, can last for many years longer than what the manufacturer warrants. Obviously that type of cladding is something that should be seriously considered when purchasing a property. I see many 30+ year old houses with cladding that needs replacing. Small amounts of cladding can be replaced under Schedule 1 of the Building Act, but if a substantial amount of cladding requires to be replaced, then a Building Consent is required. This could have a big financial cost to keep the property water tight.

While it’s a great idea to consider whether a potential purchase has a low-risk design, sometimes the specifics need to be overseen by a professional. Having a qualified pre-purchase building inspector conduct a house inspection to look over complications of the design and cladding type is your best chance of making sure your potential home is built to last, and won’t cost you a fortune in the long run.

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Handing over the keys

How to get your ducks in a row: Careful planning and a pre-purchase building inspection

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After hunting high and low, finding that perfect home or property is an exciting and satisfying discovery but actually signing the deed and making the purchase can be a pretty stressful process. Once you’ve signed your name you’ll likely have the thought racing through your mind, “What if there’s something wrong with the place that I didn’t notice before?” Having a pre-purchase building inspection is an important step in relieving that anxiety but there are a whole lot of things you can do to protect yourself when buying a home.

Being organised and doing the groundwork is the easiest way can feel confident in your investment and ensure the buying process is as smooth as possible. Here are a few things to consider when it’s time to go unconditional:

Pre-approval first!

When you know that it’s the right time to dive into house hunting, you might want to consider seeking pre-approval from your bank or lender. That way, when you do find that perfect property, you are ready to go and won’t miss an opportunity. Unfortunately, getting that approval can sometimes be pretty tedious and time consuming. Lenders need to do a whole lot of background research into your finances, such as your income, credit history, and expenses.

With a pre-approval in place you’ll have a better idea of homes that are within your budget, saving you time and avoid disappointment later. Giving them the time they need to approve your loan request is a great first step when you embark on your hunt for your dream home.

Extend time for due diligence

Due diligence is your way of eliminating any doubts you may have and allowing the time to back out of the deal if you notice something’s not quite right. That’s why getting a comprehensive appraisal of the physical and financial risks of your potential new home is a really important step in the home buying process. While it’s ideal to get a pre-purchase building inspection before you make an offer, sometimes you just don’t have time when you are trying to swoop in on a great deal.

Extending the time for due diligence is your way as the buyer to safeguard your investment by giving you the time to get a building inspection company to review any potential risks and make sure that all your ducks are in a row. If they offer 5 days, request 10 (or even 30) to give yourself the time you need to get the most thorough review of the property that you can, as well as plenty of time to sort finances. There are so many variables that add or take away value from a house to consider. Having enough time will alleviate the stress.

Get a pre-purchase building inspection

You wouldn’t buy a car without popping the hood and making sure the engine isn’t about to fall apart, and buying a house shouldn’t be any different. But unless you know what to look for, getting a professional to check out the bones of a house and any structural concerns is your best bet at making sure you are aware of all factors impacting the value of your investment.

Having a pre-purchase building inspection will also make getting that final approval on your home loan a whole lot simpler and can help you negotiate on the price of the property if you do discover any significant issues.

Go out on a LIM

Local councils compile what is called a Land Information Memorandum (LIM) for your property – which is basically a record of information about a property including rates, building consents, developments of the property, and any potential risks such as flooding or erosion.

While you are likely to get a copy of the LIM from the real estate company, remember that they are representing the seller and their best interests. Make sure it’s a recent version and consider requesting one from the council yourself.

Get the Council Property File

Alongside your LIM, be sure to get the Council Property Files – the easiest way to compare what is on file at the Council to what you are looking at to buy. Property Files include construction plans if they’re available, although unfortunately due to the age of some properties and amalgamation of Councils, plans and documents can get lost.

Take the stress out of the home buying process and do some homework before you sign. Being organised and covering all bases is essential to safeguard your investment. Having a professional building inspector weigh in on the value of the property will rid you of any doubts and make buying your perfect home is exciting – not a pain in the neck.

Get a quote for your pre-purchase building inspection now.

man doing property inspection report in kitchen

Property inspection report now, save later — Avoiding hidden costs

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Buying a property is likely one of the most expensive investments you’ll make in your lifetime, so making sure you’ve done your homework before signing the dotted line is essential. The last thing anyone wants is to invest their hard-earned savings into a risky property that has more work to be done than it’s worth. Getting a pre-purchase inspection report from a professional is the easiest way to ensure the house of your dreams is all that it seems, but there are some factors you can look out for yourself.

Everyone knows to consider mortgage costs (and hopefully everyone knows to factor in if interest rates rise) but what about all the other costs involved with owning a home? When looking at a new property, what else should you consider? How do you go about giving your ‘would be home’ a pre-purchase building inspection of your own?

Here are a few key things to look out for to determine whether the home you are interested in buying is at the standard promised, and to help prevent any headaches down the line.

 

The position of the home

When checking out the home, make a property inspection report of your own (or ask a building inspector to), noting the impacts of the environment where the home is situated.

Is it on a slope? It could be impacted by surface water or flooding when it rains. Is it on the coast where the salty air can rust the joinery? Is the property exposed to too much sun for the type of cladding impacting the paint work and condition of the cladding? Where your home is located can have a big impact on maintenance in the long run.

And that’s not just in terms of location on a site either – where the home is located in relation to where you work is important too. Commuting costs are important to consider when buying a home as these can stack up in the long run – do you have affordable public transport options? What’s the traffic like during peak times?

 

Changes required

Is the kitchen and bathroom way out of date and in need of an expensive reno? Is there any internal water damage indicating a leak somewhere that may cost you a fortune to fix? How old is the hot water cylinder? What is the condition of the roof, insulation?

Making sure you have factored into your budget any urgent or necessary adjustments you’ll have to make to the home either straight away or later is incredibly important when doing a home inspection.

Take a couple who I did a property inspection report for recently who were first home buyers. They were looking at a weatherboard house from the late 60s. It was listed at a good price, but it had no patio area and everything was original. Great bones but would have required a substantial amount of money to bring the property into the 21st century. This ultimately influenced their decision on whether to purchase and to how much they wanted to pay for the property.

 

Maintenance

How much it will cost to maintain a property is sometimes the hardest thing to predict. Whether the property has a large garden and extensive landscaping to tend to or other significant upkeep, multi-level homes on steep sections may require scaffolding to maintain, these are things to consider before deciding to invest.

 

Investing in a property inspection report

Your time and money could be on the line if you invest in a new home without factoring in additional costs. Although these pointers are helpful to consider, having a pre-purchase building inspection is the best way to identify anything hidden that could be an added expense or a pain to fix in the future.  Investing in a pre-purchase property inspection report is the most definitive way for any home buyer to make the best investment possible – so get a free quote for yours today.

Calling all landlords – get clued up on the new insulation laws with a professional house inspection

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The incoming law changes for rental properties and insulation might have left you feeling a bit uneasy. What’s changed? What’s now expected of you? And most importantly, what’s it going to cost you? Or are you just scratching your head asking what law changes? And do I need a house inspection?

If you’re a landlord in NZ (or are keen to become one), there are a few changes you need to know about so you don’t get any nasty surprises come July 2019. We’re here to help you get clued up on the new incoming regulations so you can make the best decisions about your rental property.

 

The low down on insulation law changes

As of the 1st July 2019 all rental properties will be required to have ceiling and underfloor insulation. So, what do you need to do to make sure your property is compliant?

Well, if you’ve got a bit of a ‘she’ll be right’ approach to these new law changes, chances are your bank account ‘won’t be right’. Any landlord who doesn’t comply with these new regulations could end up paying a penalty up to $4,000. Ouch.

So what do you need to do to avoid that fine?

To meet the new regulations, insulation must meet the minimum R-Value – the measure of the insulation’s resistant to heat. The R-Value your property must have will depend on whether it’s made from timber or another material and where it is in the country (colder parts of the country have higher values – makes sense right?). For more in-depth information take a look here.

If your rental property already has existing ceiling and underfloor insulation that isn’t very old, you might not have to do a thing. However, we’d still suggest getting a house inspection to check it meets the required R-Values. You don’t want to be surprised with a painful fine that could’ve been avoided.

 

The exceptions to the rule

Of course there’s always an exception, and in this case there are a few that might mean you don’t have to install the insulation in your rental property by July 2019.

If, due to design or construction constraints, it’s either not physically possible to insulate or would require major renovations, then the exception may apply to you. Installing the insulation must be ‘reasonably practicable’ for an experienced and professional insulation installer to do. If your property is a little trickier, you might have more time up your sleeve to get your property insulated.

If you think this exception may apply to your rental property, check out any exceptions and your responsibilities as a landlord in more detail here.

 

Planning to buy a rental property? It’s time for a house inspection

Besides all the other reasons for a professional house inspection before purchase, getting a property inspection done before buying a rental property will also help you identify the insulation status of the house.

Is there any insulation at all? What condition is it in? What work will be necessary so that it’ll meet the requirements of the new insulation regulations? If a house I’m checking is quite old, I’ll often recommend upgrading the insulation. Or if it looks like insulation has been laid over older light fittings, I may recommend either cutting around the light or taking the opportunity to upgrade to LED lights (which allow insulation to be laid directly over the top of them, preventing any leakages).

Getting a house inspection before you buy will help you weigh up the true cost of your new rental property and whether it is a financially viable option. A house that looks great on the outside might have some costly work needed on the inside.

 

Have a rental property or in the market for one? Get in touch today for a free quote or to book a property inspection.

 

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Why you’ll be glad you knew about re-cladding from a pre-purchase building inspection

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It may be a cliché, but the old saying “Don’t judge a book by its cover” rings true when it comes to the cladding on your soon-to-be new home.

All too often, homebuyers make the mistake of only looking at the face value of the cladding on their potential new property. Yes, it’s a big tick if your cladding is aesthetically pleasing, but before you sign along the dotted line it’s well worth your time and money to look a little deeper.

An older home is not going to be the same as a new (or newer) build. Unless you have a building inspection prior to purchasing, you may find yourself with a growing (and expensive) list of work that needs to be done. A pre-purchase building inspection will lay it all out for you, clear and simple, and save you unnecessary pain down the line.

 

Cladding basics

Cladding is the exterior layer of a house, whether weatherboards, timber, plaster, PVC or concrete (to name a few). It protects the house against the elements, while (hopefully) looking great too.

Unfortunately, cladding doesn’t last forever. Re-cladding is common, especially when it comes to older builds or due to leaking. Unless you’re a professional, it’s likely you won’t know what you’re looking for.  A pre-purchase building inspection helps you understand every commitment that’s involved in your purchase, and ultimately make the right purchase decision, so you can sleep easy in your new home.

 

The incidental costs & paperwork of re-cladding

The costs that come with re-cladding aren’t as straightforward as they may seem. So what do you need to consider?

  1. If a substantial amount of cladding needs to be replaced it’s more than likely you’ll need a building consent to have it re-done. This means paperwork, inspections and specific steps to follow in order to receive your Code of Compliance. This process is quite involved, so speak to a specialist.
  2. Once the old cladding is removed and the work has begun, you may also find out that the joinery needs replacing. I inspected a house being re-clad for the second time not long ago. The joinery was not replaced during the first re-clad and had leaked, causing moisture damage. If you are going to the expense of recladding, it would be a good idea to update old single glazed joinery to new double glazing.
  3. Many of us already look out for plaster cladding from the leaky homes era, but keep an eye out too for Weatherside cladding, a tempered, hardboard weatherboard. It was removed from the market in the 1980’s after discovering it was susceptible to moisture damage, which leads to water ingress. Even rusticated cedar weatherboards can cup and split allowing water ingress. Water ingress and moisture damage to a house from failed cladding systems may not claimable through your insurance.

Are you seeing how it can all add up very quickly?

 

How a pre-purchase building inspection can help

All the above does make it sound like re-cladding is an expensive nightmare to avoid, but it’s not all bad. New cladding could add value, bring a more modern appearance to your home, and ultimately give you the chance to choose the cladding that you love.  Unfortunately, the purchaser’s perception goes a long way in deciding the value of a house.

But don’t leave it to chance. Have a pre-purchase building inspection conducted so you have all the knowledge necessary to make an informed decision. Then it’ll be your choice to re-clad or keep looking for the right property.

Get in touch today to get a quote or to schedule a pre-purchase building inspection.

Everything has a lifespan: Future costs to consider in a home inspection

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Did you know honey is the only food that never expires?

Truly, a jar uncovered from the ancient Egyptians would be good to go if we discovered it today.

Unfortunately, the same can’t be said about houses. Everything, from stoves, to pipes, to cladding, has a life span.

The most common mistake home buyers make is to compare the nominal prices. Which house costs less? Which has the most features? It’s only after purchasing, often several years down the line, that you realise you weren’t comparing equals. A house which is $10,000 cheaper but needs to be re-cladded in five years’ time, could end up costing a significant amount of money to remedy.

Once you purchase, it’s all yours

For the seasoned investors out there, you’ll understand this feeling. You purchase a home, and suddenly, the responsibility is all yours, good or bad. Many first home buyers who have previously rented get a shock at the transition from house repairs being a simple call to the property manager, to being a serious dent in your bank account!

When you’re next in the market for a home, here are a few of the areas you’ll want a home inspection to pay close attention to:

  • External materials. It’s not just the aesthetics that matter with cladding. After all, their primary purpose is to keep the elements out—which means they’re constantly exposed to the elements. You’ve likely heard you can’t go wrong with brick and tile, and there’s a lot of truth to this. However, be sure to have a thorough look at the type of tile, as many old concrete tiles can crack or lose their protective paint coating, which can allow water ingress. Many cladding types only have a limited lifespan. Timber weatherboards with maintenance can last for many decades but are less durable than brick, and even though the home may appear much cheaper now, it could end up biting you in the pocket for years to come. Any good home inspection should highlight any potential cladding issues.
  • Hot water cylinders. Obviously, quality can vary between makes and models. I have seen cylinders over 50 years old still functioning, and some only 12 years old that need replacing. If you buy a house with a hot water cylinder from the pre-2000s, you may as well add a couple of thousand to the price of the house—the chances of having to replace in the near future are high. Even if it’s currently functioning, there’s a real risk of further damage occurring when it inevitably fails. I identify the age of the cylinder where possible.
  • Pipes. Again, types of pipes used in houses vary wildly. If your home has standard copper pipes, then you might be looking at a life span of about 50-70 years depending on the piping. Doesn’t sound too bad—but remember, there are plenty of tidy houses built in New Zealand in the mid-century, meaning that the 70-year mark is coming around quickly. Even if you have a newer home, particularly acidic water can break pipes down within 20 years, so it’s always best to get these checked thoroughly—this may require engaging a Registered Plumber.
  • Stoves. It’s easy to overlook something like the stove in a new home, given that it’s often not actually part of the building. However, whether you’re buying as a first home or an investment, you’ll need a stove in your home, and they aren’t cheap to replace. Again, if the stove is over 15 years, you may as well add another few thousand to the house’s price tag.

Outsource the stress

Without coming across too cynical, there’s a lot to be wary of when buying a home. But don’t let that ruin the experience—after all, buying property is incredibly exciting, and should be a time of pride and celebration, not stress and concern.

There’s a solution. When you come across a home that ticks all your boxes and feels right, just outsource the stressful part. Professional building inspectors can make sure you don’t make any of these straightforward mistakes. We know what to look for and can make sure when you make a decision, you’re making it with full information from a home inspection.

Here at the Property Inspectors, we want you to enjoy purchasing your next home. It’s our job to worry about the stressful stuff, so you avoid getting stung by nasty hidden costs in the years to come. Book a home inspection today.

Get a building inspection of your backyard and fencing

Quarter-acre caution: Why a building inspection goes beyond the building

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Even with the movement towards building up instead of building out, the quarter-acre Kiwi dream is still alive in New Zealand. The many issues that can arise for large sections with big outdoor areas can quickly turn your dream into a nightmare, however, so there are some things that we always keep an eye out for when doing a building inspection.

 

Setting boundaries

Fences serve one main purpose: to keep things in and keep things out. It’s important to check any fencing to make sure that it actually will accomplish this purpose – is it sturdy? Is it tall enough? Are the materials suitable and asbestos free? Though maybe not the most expensive replacement job on a property, the costs of upgrading or completely removing fences can still be costly.

If you’re not bothered about having a quality fence, you’re not necessarily off the hook straight away. Fencing also serves to mark the boundaries of a property and sometimes fences that border two properties will need to be replaced at the cost of home owners on both sides of the fence – a cost you may not have accounted for. In practice, property borders can also accidentally shift over time – but legally speaking the boundary of a property shouldn’t change, so you have to be sure when building a fence (or buying a property with a fence) that your neighbour isn’t going to kick up a fuss when he realises it’s been built 20cm over his property.

 

Deck check

Though technically up to minimum Building Code requirements, we come across a number of decks that are of poor build quality when doing a building inspection. As with fencing, the costs of replacing a deck can add up pretty quickly and are always something to be weary of when purchasing a property.

If you’ve factored in costs and you’re hoping to one day add a deck to a home that you’re looking at then it’s worth noting that decks that are built 1.5m or higher require a building consent. Consents cost money and take time – and while they’re important to ensure that no dodgy work is taking place, they can be a real nuisance when you just want to get the work done quickly. Regardless of whether it needs a building consent, decks should still be built to the building standard.

A slew of other issues can arise where decks are concerned, including if the deck’s attachment to the home can cause weather-tight issues, whether the deck is the required distance from any property boundaries and how any decking may impact the title for a cross-lease property – all things that should be checked for.

 

Other things to consider

There are a number of other outdoor issues to look out for on a property. Paving may seem like such an easy thing to get right, but we’ve seen numerous issues occur when land slopes towards the house – specifically, what happens to any surface water that accumulates on the path? The last thing you want is for water to pool up against your home, so we always check for correct cess pit installation in our property inspections.

Pergola awnings are becoming more and more common in NZ properties – it’s worth noting that, while these pergolas may look great, they more than likely require a building consent (usually dependant on whether or not they have a roof over the top of them). Don’t be caught out purchasing a property that hasn’t acquired the necessary consents – and remember that some of the work that you’ll want to carry out will require approval from the council too. You can check with the Ministry of Business, Innovation and Employment (MBIE) for an idea of what does and doesn’t require a building consent.

While most backyard work isn’t going to cause too many issues, there are always small problems that you may not consider – all of which can affect the sale of your house when you do decide it’s time to part ways. If in doubt, contact your local council to check on your compliance requirements or get in touch with us to have someone come check out your property through a building inspection.