Building inspections are essential for identifying structural issues, maintenance needs, and safety concerns. Whether you’re a homeowner, property investor, or just curious about the process, this guide will walk you through conducting a thorough building inspection. Regular inspections can save you thousands of dollars by catching small problems before they become major repairs, and they’re especially crucial in New Zealand’s varied climate conditions.
In New Zealand, our unique environmental conditions—from coastal salt spray to seismic activity—make regular building inspections particularly important. A well-maintained property not only retains its value but also provides a safe living environment for occupants. Many Kiwi homeowners tend to adopt a “she’ll be right” attitude toward property maintenance, but this approach can lead to significant issues down the track. With the average New Zealand home value now exceeding $900,000, protecting your investment through regular inspections simply makes good financial sense.
Before you begin poking around the nooks and crannies of a building, proper preparation will make your inspection much more effective. I always tell my clients that the right tools can make all the difference between spotting a critical issue and missing it entirely.
For a comprehensive inspection, gather these essential tools:
You don’t need to be a qualified building inspector to perform a basic assessment, but approaching the task systematically will yield the best results. Think of it as giving your home a thorough health check—you’re looking for symptoms that might indicate larger problems.
I always recommend beginning with the exterior of the building, as this provides your first indication of potential issues. New Zealand’s weather can be particularly hard on external building elements, with high UV exposure, strong winds, and heavy rainfall in many regions.
Start by examining the foundation for cracks, settling, or water damage. Our country’s seismic activity means foundation issues should never be ignored. Walk the perimeter slowly, noting any concerns. In areas like Wellington, where homes are often built on steep sections, look for signs of land movement or slippage as well.
Next, inspect exterior walls for cracks, bulging, or damaged cladding. If the property has monolithic cladding from the 1990s or early 2000s, pay extra attention as these can be prone to weathertightness issues. For brick homes, look for cracked mortar or bricks that have shifted.
The roof deserves special attention—examine it for damaged, missing, or ageing materials. New Zealand’s high UV levels can significantly reduce the lifespan of roofing materials compared to other countries. Corrugated iron roofs should be checked for rust, while tile roofs may show cracking or loosening.
Don’t forget to assess gutters and downspouts for proper attachment and drainage. In our high-rainfall areas, functional drainage is crucial for preventing water damage. Finally, test all windows and doors for damage, proper sealing, and smooth operation.
The roof and attic spaces can reveal significant problems that might not be visible elsewhere. I’ve discovered major issues in attics that homeowners had no idea existed, despite living in the property for years.
Carefully check for roof leaks, damaged framing, or sagging. These issues can indicate structural problems or water damage that could compromise the integrity of the building. In older homes, look for borer infestation in timber elements.
Examine insulation coverage and condition. With New Zealand’s push for warmer, drier homes, proper insulation is not just about comfort but also compliance with Healthy Homes standards for rental properties. Look for proper ventilation as well—inadequate airflow can lead to condensation and eventual mould problems, particularly in our more humid regions.
While in the attic, inspect any visible electrical wiring for safety issues. Older properties may have outdated wiring that doesn’t meet current standards and could pose fire risks.
Moving methodically through each room gives you a comprehensive understanding of the property’s condition. Start by checking walls and ceilings for cracks, water stains, or uneven surfaces. These can indicate structural movement, leaks, or poor workmanship.
Test all windows and doors for proper operation. Sticking doors or windows that won’t close properly may suggest foundation settlement or frame warping due to moisture issues. Inspect flooring for damage, excessive wear, or unevenness—a sloping floor could indicate foundation problems.
Don’t forget to test all light switches and power outlets. Electrical issues can be dangerous and expensive to fix if left unaddressed. Look for proper ventilation and insulation in each room as well, particularly in areas prone to condensation like bathrooms and kitchens.
The foundations of buildings are critically important, yet they’re often overlooked during casual inspections. In New Zealand, with our high ground moisture levels in many regions, sub-floor issues can quickly escalate into serious problems.
Access the sub-floor area if possible and inspect the piles and bearers. Look for signs of rot, borer infestation, or structural compromise. Check for proper insulation—an uninsulated floor can lead to significant heat loss and uncomfortable living conditions during our cooler months.
Be thorough when checking for insect and rodent infestations. These pests can cause substantial damage if left unchecked. Finally, ensure adequate airflow exists beneath the building and check for any moisture present. Damp sub-floors can lead to mould, rot, and unhealthy living conditions above.
Plumbing issues can cause significant damage if left unchecked, and they’re often hidden until they become serious problems. In older New Zealand homes, original copper or galvanised steel piping may be reaching the end of its serviceable life.
Check all taps for proper flow and drainage. Uneven water pressure or slow draining can indicate larger plumbing concerns. Look under sinks for leaks or water damage—these areas are particularly prone to issues due to frequent use and joint connections.
Test the toilet flushing and check for leaks. A running toilet can waste thousands of litres of water annually. Examine visible pipes for corrosion or leaks, particularly where different materials join together, as these connection points often fail first.
Thorough documentation is crucial for an effective building inspection. Take detailed notes of all findings, no matter how minor they may seem. Small issues often indicate larger problems developing, and having a record allows you to track changes over time.
Photograph everything of concern for reference. Visual documentation is invaluable when consulting with tradespeople or tracking the progression of issues. Create a prioritised list of concerns based on urgency and potential impact. Some matters may require immediate attention, while others can be addressed during regular maintenance.
Consider creating a maintenance schedule based on your findings. Regular maintenance is almost always less expensive than emergency repairs, and a schedule helps ensure nothing is overlooked.
While DIY inspections are valuable, certain situations call for professional expertise. If you’re purchasing property, investing in a professional building inspection is money well spent. Likewise, if you discover serious issues during your inspection, consulting with qualified professionals can save you time, money, and stress in the long run.
New Zealand has specific building codes and standards that professional inspectors understand intimately. They also have specialised equipment and expertise to identify problems that might not be obvious to the untrained eye.
Remember that a thorough building inspection takes time but provides valuable information about a property’s condition. Regular inspections can help identify small problems before they become major expenses, preserving both safety and value for years to come.
Whether you’re a first-home buyer in wellington or managing an investment property in Auckland, understanding how to conduct a proper building inspection is a skill that will serve you well throughout your property ownership journey.
Alert Building Inspection Services provides comprehensive building reports across Wellington and New Zealand. Trust our expert inspectors to give you clarity and confidence in your property decisions. For professional building inspection services and expert advice, visit our website. You can also read more articles like this on our blog.