FAQs

Real Estate Inspection Report FAQs

Q: How much notice do I need to allow for to arrange an inspection and receive a report on the property?
A: Normally we complete our inspection and property condition reports within 2-3 days

Q:  Why should I do a Pre Purchase Inspection before I buy?
A: By obtaining a pre purchase inspection report you will find out what problems the property may have. This can be very helpful in negotiating a fair and reasonable sale price with the vendor, plus it gives you peace of mind knowing what the exact condition of the property you plan buy is actually in.

Q: Do I need to get a new build inspection report?
A: Yes, even for a new build, an inspection report is crucial. It ensures that the construction has been completed to the highest standards and complies with building regulations. A new build inspection report can identify any potential issues or defects early on, giving you peace of mind and protecting your investment.

Q:  Why should I Drug Test the property I intend to buy?
A: If a house you have fallen in love with tests positive, it can be crushing. You might either be turned off buying, or you might want to use the positive test as a bargaining chip to get the house for a lower price, then undertake the process of a professional clean up yourself.

Q:  Are you insured ?
A: Yes we are fully insured with Public Liability and Professional Indemnity Insurance.

Q:Why should I get a Building Warrant of Fitness(BWoF)
A: You need to display a BWOF, so that people using your building know that all the systems in the building are functional and operating effectively, without any risk to their health and safety

Q : What is the annual Building Warrant of Fitness (BWOF)
A : The Building Warrant of Fitness (BWOF) is an annual certificate that proves that:

• specified systems in your building have been inspected and maintained
• all the requirements and procedures of the compliance schedule have been met.

What you need to do
As a building owner you must

• engage an Independent Qualified Person (IQP) to inspect and certify that the procedures of the specified systems have been completed
• ensure a copy of the BWOF certificate is supplied to us on or before the date it is due to expire
• supply us with copies of all IQP certificates of compliance and related recommendations
• ensure the BWOF certificate is on display in a public area of the building where it can be seen by building users.

You may need to supply a BWOF even if you:

• renovate or refurbish the building in part or in full
• have vacant tenancies or a vacant building
• have decommissioned specified systems
• have taken out a consent.

Q:  Would you purchase the dwelling
A:  This is not something the building inspector can answer as often a dwelling is purchased with the heart as much as the head. The building inspector can give there independent objective option of the building however helping the buyer to make an informed decision about the purchase of the property

Q: Is the Asbestos in the dwelling dangerous
A:  Generally, asbestos-containing materials that are in good condition will not release asbestos fibres. There is no danger unless fibres are released and inhaled into lungs.

Asbestos is a naturally occurring mineral made up of many small fibres. These fibres are very strong and are highly resistant to heat, fire, chemicals and wear.

Asbestos causes cancer in a dose-dependent manner. The greater the exposure, and the longer the time of exposure, the greater the risk of developing an asbestos-related disease. No ‘safe’ lower limit of exposure has been identified with certainty – all exposure is thought to add to the overall risk of disease development – but the risk from a single, low-level exposure is considered to be extremely low. Intact asbestos-containing material is not a risk merely by its presence. Potential health problems occur if asbestos fibres become airborne. Read more in the Ministry of Health website.

Q: Does the popcorn ceiling contain Asbestos
A:  It is wise to presume that textured ceilings built in New Zealand between 1950 and 1990 may have some asbestos material in them.

The spray-on texture was a cost-effective way to hide flaws in ceilings and reduce the need for filling, sanding, and painting ceilings. The texture may have also added fire protection and noise dampening to ceilings. These features were made possible by the inclusion of asbestos fibres in the spray. Some of the decorative internal coatings were manufactured (Artex, Glamatex and Whisper) and generally contained 5– 9 percent chrysotile asbestos and others were mixed on site during construction.

Taken from Jim’s Building Inspections
also refer to Survey Asbestos

Q: Does Cement based cladding contain Asbestos
A:  Asbestos-cement cladding was available in sheets or planks. It was popular due to ease of installation, its low cost and because it was considered to be fireproof. During the 1970s asbestos-cement sheets were New Zealand made.

Cement-based sheets and planks that are known to be installed before 1988 and have a corrugated profile or a dimpled back surface are likely to contain asbestos, making them potential health hazards. They should therefore be handled with care. See health risks – asbestos for health and safety aspects of handling asbestos.

Though 1970s houses are usually weathertight, there may be a risk of moisture getting in through asbestos-cement claddings if they have suffered impact damage. 

Taken from Renovate

There are many different types of Asbestos Fibre cement cladding and gable profiles and variances across New Zealand.

A good deal were made in NZ (Auckland and Christchurch) however a large number were also imported in from all over the world with names and trace origins now unknown.
Here are a few names to look out for on building consents and information about residential dwellings

*Fibrolite – Asbestos Fibre Cement Board
*Durock
*Coverline or Highline
*Hardiflex or Hardiplank
*Villaboard, Versilux, Tilux
*Harditherm
*Durotherm
*Shadowline

Taken from Hazmat

Q: Should I meth test my house before I buy
A: The hot recent housing market has seen Kiwis buying and selling houses at some of the highest rates ever.

While the effects of FOMO (fear of missing out) may make it tempting to dive into the market, we’re here to remind potential home-owners the importance of due diligence before buying, particularly dealing with meth contamination.

We’re seeing signs of complacency creeping in, as people look to ‘hurry up’ the process, or start reaching for houses that aren’t in the best nick.

If you’re buying a rental property it’s essential you consider that it could be contaminated with meth.

The seller must disclose to potential buyers if there is contamination over 15 micrograms (μg) per 100 square centimetres of meth contamination. This is considered a material property defect. However, the seller only needs to disclose contamination below 15μg per 100cm2 if they are specifically asked by the prospective buyer (or where the buyer has shown a clear interest in meth contamination).

Your first takeaway should be that if nothing is provided, simply ask the seller about meth contamination at the very least. This is an easy win.

Q:  No meth information provided by the seller?
A:  Disclosure is only required if the seller knows about the contamination. In reality, people often don’t know their property is contaminated as there’s no legal requirement to keep testing your rental. Meth often flies under the radar, especially at lower levels. Therefore you should always have some form of confirmation it isn’t contaminated. See first if anything is disclosed on the real estate listing (ask the agent!). If not, ask the seller if they suspect there could be any contamination (preferably in writing).

If neither can provide any confirmation, you should arrange a test yourself. You can easily do a composite test with a self-testing kit for less than $50. This won’t tell you the level of contamination – it’s simply to tell you whether meth is present or not. It will only put a small dent in your budget, and point out if a more expensive professional composite test is required to find the exact levels.

A swab test is well worth the money.

Q:  What if you buy a contaminated house unknowingly?
A:  In short, you could be in for a cleaning bill in the tens of thousands. We paid out an average of $22,000 per meth claim in 2020.
Unfortunately we’ve seen more examples of people buying new houses, and quickly finding contamination. They then enquire about lodging a meth contamination claim. It’s a painful conversation we never want to have, as in most cases it won’t be covered.

If there’s no record of the house being clean when purchased, insurance companies generally won’t pay for meth discovered within 90 days of your policy beginning. This is because they don’t know the culprit who is responsible, and chances are the contamination happend before the period of cover.
So please take a moment to enquire, ask, and test for meth where necessary before buying. It could save you thousands!
Taken from Initio

Other background information from NZ Drug Foundation

Q: How do I know if I have Weatherside Cleading
A:
1. Weathersie is slightly thicker than HardiPlank, 10mm versus 7.5mm
2. The joiners between planks are metal, not plastic and wider than HardiPlank joiners.
3. The nails are flush with the surface of the cladding rather than protruding.
4. The bottom edge of Weatherside planks is rounded

Q:  What is Fibre cement cladding
A: Fibre cement cladding was introduced in the early 1980s by James Hardie, who created an alternate building material free of asbestos. The thin sheets of fibre are pressed to remove the moisture inside fibres to develop fibre cement cladding for buildings.

Q:  When do I get a home inspection
A: A home inspector is typically contacted right after the contract or purchase agreement has been signed. However, before you sign, be sure that there is an inspection clause in the purchase contract specifying that your purchase obligation is contingent upon the findings of a professional home inspection. This clause should specify the terms to which both the buyer and seller are obligated with respect to the findings of the inspection.

Q:  Should I attend the inspection
A: WE ENCOURAGE YOU TO ATTEND THE HOME INSPECTION. By attending, you will learn firsthand how the various components of the house work together to create a safe and secure shelter for you and your family and where repairs may be done to make it even better.

Q:  Can a House “Fail” an inspection
A:  No. A professional home inspection is simply an examination of your home or prospective home. A home inspector does not pass or fail a house, but simply describes its condition and indicates which items will be in need of repair or replacement immediately or near future.

Q: Can’t I inspect the house myself
A:  No. A professional home inspection is simply an examination of your home or prospective home. A home inspector does not pass or fail a house, but simply describes its condition and indicates which items will be in need of repair or replacement immediately or near future.