Property Inspection Report — New Zealand

Pre-purchase building inspection

The standard ADLS/REINZ Sale and Purchase Agreement includes a builder's-report condition that lets you walk away (or renegotiate) if the report is unsatisfactory. A good LBP-prepared report covers:

• Structure — foundations, framing, subfloor, roof structure, evidence of settlement.
• Weathertightness — cladding integrity, flashings, decks, balconies, joinery seals; particular attention to monolithic claddings on 1990s/early-2000s builds (the leaky-buildings era).
• Roof — age, material, flashings, ventilation, condition.
• Plumbing & drainage — water pressure, hot-water cylinder age and compliance, gully traps, stormwater, drainage falls.
• Electrical — switchboard age, RCDs, evidence of unconsented work; recommends a registered electrician inspection if pre-1980s wiring is present.
• Insulation & moisture — ceiling and underfloor insulation against the Healthy Homes standard, sub-floor moisture, ventilation, evidence of mould.
• Hazardous materials — asbestos in cladding/eaves/textured ceilings (common in pre-2000 builds), lead paint pre-1970s.
• Site & outbuildings — retaining walls, fencing, decks, accessory buildings; consent status.

A typical residential LBP report is 20–40 pages with photos and runs $500–$900 for a standard house. Multi-unit, commercial or weathertightness-claim properties cost more.

What your DIY inspection should capture

If you're walking through before commissioning a formal report, document:

1. Property details — full address, legal description, RV, rateable area, year built (from the Council record).
2. Date and time of inspection, weather (matters for weathertightness — visit in heavy rain if you can).
3. Photos of every room — walls, ceiling, floor, windows, particularly any staining, cracks, or visible damp.
4. Photos of the exterior — every elevation, roof from ground level, decks, gutters, downpipes, retaining walls.
5. Subfloor and roof space if accessible — moisture, insulation, evidence of borer, framing condition.
6. Services — switchboard, hot water cylinder, gas connections, plumbing fixtures.
7. Boundary and site — fencing, neighbouring trees, access, parking, services entry.
8. Council documents on hand — LIM, code-compliance certificates (CCCs), consents, builder's warranty (Master Build, Certified Builders), any weathertightness disclosure.

Rental property — entry & exit inspections

For landlords and property managers, a documented entry and exit inspection is the strongest protection available against bond disputes at the Tenancy Tribunal.

Entry inspection (start of tenancy)

• Inspect with the tenant present where possible.
• Photograph every room — including all walls, floors, ceilings, fittings, appliances and fixtures — with timestamped photos.
• Note any pre-existing damage in writing on a signed and dated inspection record.
• Confirm Healthy Homes Standards compliance (insulation, heating, ventilation, moisture/drainage, draught-stopping).
• Provide tenant with a copy of the signed report.

Exit inspection (end of tenancy)

• Compare each room against the entry inspection record and photos.
• Distinguish between fair wear and tear (landlord's cost) and tenant-caused damage (recoverable from bond).
• Get tenant agreement in writing on any deductions, or document the dispute clearly for Tenancy Tribunal.

Routine inspections during the tenancy require at least 48 hours' notice under the Residential Tenancies Act 1986, no more than once every four weeks.

When to involve a property lawyer

For purchases, your lawyer should be reviewing the title and LIM, structuring the conditions in your offer (builder's report, LIM, finance, sale of own home), and preparing the settlement statement. For Tenancy Tribunal disputes, a lawyer is rarely needed — the Tribunal is designed to be self-represented — but get a referral to a community law centre if the dispute is serious or your immigration status is at risk.