What Does a Building Report Actually Cover

A building inspection report from a qualified inspector is one of the most important investments a Canterbury buyer makes. Here is exactly what a report covers and how to use it.

What an Inspector Assesses

A qualified Canterbury building inspector conducts a non-invasive visual inspection of the property and assesses: the roof covering, structure, and gutters; the exterior cladding, windows, doors, and penetrations for weathertightness; the interior including walls, ceilings, floors, and any visible structural elements; the subfloor space including ground moisture, foundation condition, and underfloor insulation; the garage, outbuildings, and decking; the kitchen, bathrooms, and laundry for plumbing fixtures and visible compliance; and drainage and stormwater management at surface level. The inspector documents any defects, deferred maintenance, or items requiring further investigation and rates their severity.

Canterbury-Specific Earthquake Assessment

In Canterbury, a building inspector with earthquake repair experience also assesses: visible signs of liquefaction or foundation movement (uneven floors, cracked foundations, settlement patterns); signs of previous repair work (patching, re-painting, replaced Gib board in specific areas that may indicate repairs over damage); the quality of visible earthquake repairs; and whether the current condition appears consistent with the property's EQC and insurer repair history. An experienced Canterbury inspector can often identify properties where repairs were cosmetic rather than structural. This is a skill set specific to Canterbury's post-earthquake market and a key reason to choose an inspector with specific local experience.

What a Building Report Cannot Tell You

A visual inspection cannot assess: elements hidden behind walls or ceilings; the building's full structural engineering; whether a property is compliant with all building codes; the quality of work done inside wall cavities; electrical wiring within walls; or buried services and drainage pipes. For properties with significant earthquake history or complex repair records, a more detailed invasive inspection or structural engineering assessment may be appropriate additional due diligence beyond the standard building report.

Cost and Choosing an Inspector

A standard Canterbury building inspection for a three or four bedroom house costs approximately $500-$800. Choose an inspector who is a member of the New Zealand Institute of Building Surveyors (NZIBS) or the Building Officials Institute of New Zealand (BOINZ), and who has specific experience with Canterbury's post-earthquake property market. Ask for references from other Canterbury buyers and specifically ask about their experience assessing earthquake-repaired properties.

For general information only. Always commission a qualified building inspector before making any unconditional offer on a Canterbury property.