Frequently Asked Questions

What is an inspection?

An inspection is a visual examination of the structure and systems of a building. If you are thinking of buying a home, unit or commercial building, you should have it thoroughly inspected before the final purchase by an experienced and impartial professional inspector. back to top

What does an inspection include?

A complete inspection includes a visual examination of the building from top to bottom. The inspector evaluates and reports the condition of the structure, roof, foundation, drainage, heating system, visible insulation, walls, windows, and doors. Only those items that are visible and accessible by normal means are included in the report. back to top

When do I request an inspector?

The best time to consult the inspector is right after you have made an offer on your new building. The real estate contract usually allows for a grace period to inspect the building. Ask your real estate agent to include this inspection clause in the contract, making your purchase subject to the receipt of a satisfactory report. back to top

Can a building fail an inspection?

No. A professional inspection is simply an examination of the current condition of your prospective real estate purchase. An inspector, therefore, will not pass or fail a building, but will simply describe its condition and indicate which items will be in need of minor or major repairs or replacement. back to top

What if the report reveals problems?

If the inspector finds problems in a building, it does not necessarily mean you should not buy it, only that you will know in advance what type of repairs to anticipate. A seller may be willing to make repairs because of significant problems discovered by the inspector. If your budget is tight, or if you do not wish to become involved in future repair work, you may decide that this is not the property for you. The choice is yours. back to top

If the report is favourable, did I really need an inspection?

Definitely! Now you can complete your purchase with peace of mind about the condition of the property and its equipment and systems. You may have learned a few things about your property from the inspection report, and will want to keep that information for your future reference. Above all, you can rest assured that you are making a well-informed purchase decision and that you will be able to enjoy or occupy your new home or building the way you want. back to top

Why do I need an inspection?

The purchase of a home or commercial building is one of the largest single investments you will ever make. You should know exactly what to expect --- both indoors and out -- in terms of needed and future repairs and maintenance. A fresh coat of paint could be hiding serious structural problems. Stains on the ceiling may indicate a chronic roof leakage problem or may be simply the result of a single incident. The inspector interprets these and other clues, then presents a professional opinion as to the condition of the property so you can avoid unpleasant surprises afterward. Of course, an inspection may also point out the positive aspects of a building, as well as the type of maintenance needed to keep it in good shape. After the inspection, you will have a much clearer understanding of the property you are about to purchase, and be able to make your decision confidently.

As a seller, if you have owned your building for a period of time, an inspection can identify potential problems in the sale of your building and can recommend preventive measures which might avoid future expensive repairs. back to top

Can I inspect the building myself?

Even the most experienced building or home owner lacks the knowledge and expertise of a professional inspector who has inspected hundreds, and perhaps thousands of homes and buildings in their career. An inspector is equally familiar with the critical elements of construction and with the proper installation, maintenance and interrelationships of these elements. Above all, most buyers find it difficult to remain completely objective and unemotional about the building they really want, and this may lead to a poor assessment. back to top

What will the inspection cost?

The inspection fee for a typical single-family house or commercial building varies geographically, as does the cost of housing, similarly, within a geographic area the inspection fees charged by different inspection services may vary depending upon the size of the building, particular features of the building, age, type of structure, etc. However, the cost should not be a factor in the decision whether or not to have a physical inspection. You might save many times the cost of the inspection if you are able to have the seller perform repairs based on significant problems revealed by the inspector. Consult your professional agent for guidance. back to top

Should I attend the inspection?

It is not necessary for you to be present for the inspection, but it is a good idea. By following the inspector through the inspection, observing and asking questions, you will learn about the new building and get some tips on general maintenance - information that will be of great help to you after you’ve moved in. back to top

How do I find a qualified inspector?

There are several ways of choosing an inspector for your new property, the best is by contacting the New Zealand Institute of Building Surveyors for an inspector in your area. Personal contacts, either from prior inspections or from a friend, relative, or business acquaintance who has had a recent inspection is also an excellent method.
Only inspectors who meet NZIBS’s rigorous professional and educational requirements may qualify as members. Our members page has some information on inspectors. back to top

What is the NZIBS?

The New Zealand Institute of Building Surveyors was established in 1994 in Dunedin as a voluntary professional association. NZIBS has already grown to over 90 members today. NZIBS’s Standards of Practice and professional Code of Ethics provides the consumer with the assurance of quality and professionalism. Members of NZIBS are either owners or employees of professional building inspection companies. Today NZIBS has members throughout New Zealand and is recognized as the leading authority in the building inspection industry.

NZIBS has established a high Standards of Practice for the inspection profession that is used throughout the country to ensure the buyer who retains a NZIBS member of a complete and detailed inspection and report.

All members must abide by these standards and Code of Ethics. NZIBS offers its members and candidates continuing education in the latest building technology, training, and materials to ensure the most professional inspection for the consumer. NZIBS acts as a public information service to real estate buyers and provides technical support and training to realty agents, state agencies and other related professions.

Many NZIBS members have engineering, architectural, or technical backgrounds. Most members have had experience in various construction fields and are or have been building contractors.

In addition to performing building inspections, many NZIBS inspectors help with analysis and solutions to specific problems, such as foundations, energy conservation, and roofing problems. NZIBS inspectors are also frequently called upon to review restoration and home improvement plans as well as maintenance specifications, contracts and progress inspections for new construction to help ensure proper completion of contracted work.

If you find that you are involved in a dispute regarding construction work performed on your building, a NZIBS member can provide expert advice. Also, many NZIBS members inspect commercial and investment properties, multiple unit dwellings and townhouses. back to top

I've heard some building materials have asbestos. Which ones, and how much?

Up until the mid-eighties, there were two well publicised building products commony used in New Zealand which contained asbestos: Fibre cement cladding of various sorts, and spray-on ceiling coatings.

Fibre Cement Cladding:
This is frequently seen in the building "skirt": the cladding around the house below floor level. The sheets are usually 1.2 meters wide, and of various heights. It is also seen at the gable ends (The triangular, vertical wall sections at either end of simple pitched roofs), and some wall cladding.

Spray-on Ceiling Coatings:
This was a popular way of redecorating during the eighties; especially where surface imperfections in a ceiling needed covering up. The effect is a sparkly, rough surface - one trade name was "Glamortex".

Below is a copy of a letter received from the Public Health Services in 1994, after sending them a sample of ceiling material suspected of containing asbestos:
"Sample of ceiling material containing asbestos.

During our recent requests to have your sample of ceiling material tested it was found that in almost all homes a variety of materials contained asbestos.

Analysis by the Institute of Environmental Science and Research Limited in Gracefield, Lower Hutt has shown that the sample of ceiling material which you submitted contains a proportion of chrysotile (or white asbestos) Chrysotile, because of its larger particle size is the least dangerous of the three most common types of asbestos.

It is curly white to grey fibre which is difficult to separate into individual fibres.

When sprayed onto ceilings the individual fibres are bound into the plaster matrix and at this stage are not considered hazardous to health. The danger which can occur from the sample of ceiling material is that the surface may become friable or lose adhesion due to deterioration. In such cases when the piece of ceiling material becomes detached asbestos fibres can be released into the surrounding air.

Actions which may be taken should damage or deterioration to your ceiling occur are either:

1) Complete removal of the material (it is advisable that this work be carried out only by persons holding an Asbestos Certificate of Competency by the Department of Labour.)
or

2) Effectively sealing the surface so the fibres cannot escape into the air (encapsulation)"

This means, in the case of exterior wall cladding of this sort, sanding or waterblasting the paint right off has the potential to release fibres into the air, something that OSH will not permit. The cleaning and treatment or painting or sealing of raw fibre-cement claddings should only be undertaken by experienced and qualified persons. Refer to the "Asbestos" section in the Yellow Pages. However, so long as the preparation / cleaning is done only within the outer layers of existing paint, there is no problem.

So far as the spray-on ceilings are concerned, if the material is "dripping" or flaking off, you are advised to get professionals to fully remove it, rather than attempting to do this yourselves. If the material is stable, and you do not object to it, you are not obliged to have it removed.
If you are unsure what needs to be done, contact the New Zealand Institute of Building Surveyors for an inspector in your area:
Phone: 0800 11 34 00 back to top

What is LIM (Land Information Memorandum)?

The letters stand for" Land Information Memorandum".The relevent city or local council holds information about each property in its area. For a fee (which varies considerably), they will print out some of this information from their computer. If there are any problems or unusual and important features, these should show up. For instance the LIM might reveal the property is subject to flooding, or contains a council drain which may not be built over, or a protected tree or building. It should also help you to figure out how the district plan applies to the site. Sometimes the council will also supply pages of area plans showing the known stormwater and sewage drains, zoning and other details.

However, from the point of view of the person doing a pre-purchase inspection, it is the list of building permits and consents that is most interesting; often for what is not listed. This is because the council only has records of works it knows about. Frequently alterations have been done to older houses without council knowledge, so nothing shows up on the LIM. This means, a LIM that shows no problems may be giving you a false sense of security.

Many people are not aware that it is perfectly acceptable to visit the council offices and look at the property bag/file over the counter (for a small fee). After sifting through everything, the relevant material can be photocopied. This will provide a great deal more information than is contained in the LIM. Ideally, if you have time, consult your inspector first as to what to look for, and get the information to him before the inspection. back to top

What is a "Safe & Sanitary" and how does this compare to a Certficate of Acceptance?

The term "Safe and Sanitary" came into existence after the first Building Act was introduced in 1992. There were specific sections in that act which made it clear that:

1. All building work required a building consent (there were exceptions, but they were very seldom relevant to domestic housing)
2. A building consent cannot be issued retrospectively.
3. Territorial Authorities (Councils) could declare buildings unsafe or insanitary, regardless of when they were built. This therefore applied to buildings or work built prior to July 1992 with or without what was then known as a building permit.

Many members of the public who owned buildings which had work done (including the construction of the complete building) without a building permit or building consent believed that they could get such "illegal" or "unauthorised" works legitimized by obtaining a "Safe and Sanitary Report". This is simply not true.

However, councils do have discretion whether to allow such unpermitted or unconsented building work to remain in place. Their main consideration was and still is, Is the work dangerous or insanitary?

In essence, "dangerous" means likely in the ordinary course of events to cause injury or death to any persons or damage to other property; or would give rise to almost certain loss of life in a fire (again, in essence).

"Insanitary" means situated or constructed or in such disrepair as to be offensive or likely to be injurious to health; subject to undue dampness or without adequate potable water or sanitary facilities (for the intended use).

Councils don't like illegal work and will not preclude the possibility of taking steps at some stage, but they will accept a report from a suitably experienced person, (usually one of our members) and issue in reply a "letter of comfort", which has come to be called a "Safe and Sanitary Certificate", despite the fact that it is not a "certificate" at all (it is usually a letter), is limited to the time of issue, is non-statutory (doesn't appear in any law) and is not a consent or guarantee.

What this means is that if the illegal work is not dangerous or insanitary, the council has better things to do than make you tear it down and rebuild, but they do retain the right to take further action at some stage in the future should they decide it has become necessary. back to top

What is wrong with monolithic claddings?

The simple answer is: when they are done well, nothing at all.

Of course, these are not the cases that receive publicity. Most of the so called "leaky homes" have badly done monolithic cladding. At the end of 2004 a new Building Act was introduced, which is part of a whole rafte of changes being introduced by central government to improve the Building Industry overall. One of the changes already in place is that now almost all monolithic claddings are installed over a cavity: the structural framing of the house is now separated from the cladding, which reduces the chances of water reaching the framing. Very few older monolithic clad houses have such a cavity.

There are a number of different cladding systems being used which produce a (visually) similar result. This effect is "monolithic", so this is the name that is used to cover the various types.

Stucco:
This is the oldest "monolithic" or smooth finish cladding system, and is usually about 20 to 25 mm (up to an inch) of only slightly modified sand/cement plaster, reinforced with some form of treated metal mesh.

Modified plaster over fibre-cement sheet:
There are a number of cladding systems that involve fixing fibre-cement sheets over the framing, then a layer of reinforced modifed plaster. The thickness of this layer and reinforcement (or lack thereof) may vary considerably from system to system.

Modified plaster over polystyrene (EPS):
Commonly called "Insulclad" or EIFS (" exterior insulation and finishing system ") The house is covered in sheets of polystyrene (the thickness varies according to the desired level of insulation). The joints are reinforced, and beyond that, there is (again) some variety in the modified plaster coating that is then applied over the top. It may be as thin as 3 mm (three coats).

Further to these three broad catagories, there are various sub groups, and variations due to the substate (plaster over brickwork or blockwork, for instance).

To the unskilled eye, there may initially be little or no difference between any of these, from the outside. The smooth, unbroken extent of the walls is what is most obvious.

However, while aesthetic considerations may be at the forefront when first viewing the house, ("what do those cracks mean?) later the issue of greater interest will be how successfully the system keeps the water out.

To stop the cracking, control joints are needed, and to stop the water getting in there need to be in place carefully designed and executed water - deflection systems ("flashings) at all openings. It is these areas that, when neglected or skimped over lead to the problems that have attracted so much publicity.

On top of these problems, the fashion for plastered barriers on decks has lead to some sad results as well. It is this great variety in systems, with the many details to check out in each case, that should serve to convince any house buyer to have a Registered Buldiing Surveyor conduct a prepurchase inspection.

A badly plastered handrail can, unfortunately, have some rather unpleasant resuls. back to top