There are some things which are indicators of a good inspection report:

• A comprehensive report should be longer than ten pages, and may include photographs of defects or problem areas. If the sample reports of your inspection company are only three or four pages long, they probably will not be detailed enough.
• The report should be easy to understand. If you do not understand any points of the report, be sure to ask the inspector.
• It should cover all the main features of the home, both exterior and interior.
• A detailed description of the state of each element of the home should be discussed, not simply a “functional” or “not functional” comment.
• A good report should also provide recommended remedial actions and areas which may require future maintenance.
• Beware of reports which are filled with disclaimers, or are mostly photographs. They may be there just to fill up space!
• A good report should cover at the least: foundations, exterior cladding, roof, interior structural, electrical, plumbing, drainage, costing of repairs, remedial work
• It should also include heating or cooling systems, and water tightness. A leaky home can cause a large number of expensive problems in the future if the house becomes water damaged.
• The report should be available in written form, and should be provided to you within two to three days.

Even if the inspection report identifies no problems with the home, it was still definitely worth it. It means that you can decide to purchase the home with absolute peace of mind, and be sure that no problems will arise as soon as you move in. You can enjoy your new home in comfort without having to worry about the need for costly repairs.

In order to see past the sales hype of the real estate agent and determine if the property you are considering is worth your investment, it is important to get a property inspection.

You should find out as much about the property as you can, and an inspection is an excellent way to do this. Inspections may reveal shoddy workmanship, as well as the need for future repairs and maintenance.

A property inspection is worth it not only for the potential buyer of the property but for the seller as well. For buyers, getting an inspection means there will be no unseen problems appearing after the deal has been done, undermining the joy of buying a new property. Vendors can take the opportunity to make the most of their investment by addressing any elements of the property that require repair in order to increase the market value.

By getting a pre-purchase property inspection, you are given the assurance that you will are making an informed decision, and that the property you are buying is what it appears to be, with no hidden defects. The condition of the property, along with estimates for future maintenance, will give you a clear view of the overall state of the property.

Too many buyers rush into a purchase and skip the vital step of getting a property inspection by a certified professional. This can lead to problems which may require costly repairs, such as dampness, leaky homes, wiring issues, structural damage, plumbing degradation, water pooling and erosion.

Investing in a propety inspection before you purchase is definitely well worth it, allowing you to enjoy your propety with peace of mind, and the confidence that you have made a good decision and a sound purchase.

Through pre purchase inspection you can be assured that the home you are considering buying really is your dream home. Too many people buy a home, only to find that it has all sorts of hidden problems which require extensive and costly repairs. Getting a pre purchase inspection will save you a lot of money and trouble in the long run, and prevent disaster from occurring. Some problems, such as leakiness, can result in irreparable structural damage to the home.

It is also a chance to learn all you can about your potential home. The inspector can give you information about the types of systems and components operating in the house, such as how they work, their life expectancies, and advice for maintenance. This can ease the transition into a new home, and make you aware of any future repairs so you can plan accordingly.

It is important to remember that no home is perfect, and most houses will have minor issues which can be easily fixed. Not many houses will have significant problems which preclude purchase. A pre purchase inspection will, however, ensure that you do not end up buying one of the few that d have major problems.
In New Zealand, one of the biggest issues you need to watch out for when looking at potential homes is the “leaky house syndrome”. Over a third of New Zealand homes have problems with weather tightness and water damage, which can result in water damage to structural materials and the growth of health damaging mould. A pre purchase inspection will reveal these defects; leakiness is often a sign of poor construction.

Investing in a home inspection before you purchase is definitely well worth it, allowing you to enjoy your new home with peace of mind, and the confidence that you have made a good decision.

No destructive or invasive inspection takes place, so an inspection will only reveal what is easily visual and accessible at the time of the inspection. An inspector is trained to look for specific signs and clues which may indicate actual or potential defects.

The inspector evaluates and reports the condition of the structure, roof, foundation, drainage, heating system, visible insulation, walls, windows, and doors. An inspection can also point out the positive aspects of the home, as well as any areas which may require future maintenance. An inspection service cannot tell you if you should by the home, or whether the price of the home is right. They can only provide you with a detailed description of the state of the home so that you can make an informed choice as to whether you want to purchase the home.

An inspection service may belong to an institute or association such as the New Zealand Institute of Building Surveyors. They provide a code of ethics and standards which the service must adhere to. It is a good way of ensuring the service is professional and operating in accordance with industry standards. The NZBIS, for example, has a very high Standards of Practice which all member inspection services must comply.

It is tempting to perform the home inspection yourself, but even the most experience homeowner lacks the understanding and expertise of a professional inspection service. An inspector will be familiar with the key aspects of construction, and the installation and maintenance of all the elements of the home. Most importantly, a buyer may be unable to remain impartial to the home, and this will most likely lead to a biased assessment of the condition of the home.

• A professional home inspection company should always provide you with a statement of policies. This will tell you what their reports cover as well as what their limitations and exclusions are. Make sure you choose a company that does this.
• Cheaper is not always better when it comes to choosing a home inspection company. However, you can also end up paying too much! So make sure you have a look around at competing companies before making your choice.
• The building inspection industry in New Zealand is not yet regulated, which means that an n inspector in this country is not required under current law to hold a licence to operate. However, licensing and trade membership are good indicators of a reputable company.
• Credentials are not always what they seem, so ask what kind of experience the companies inspectors have had.
• Ask for references. Talking to people who have used the company before can give you a good idea of how well they will perform your inspection.
• The company you choose should encourage your attendance at the inspection, and provide a comprehensive written report upon completing the inspection. All major elements of the home should be described in detail, not simply as “functional” or “not functional”.
• The home inspection service should offer you additional information regarding home repairs and maintenance.
• Do not hire a company simply on the basis of a real estate agents’ recommendation. There may be a conflict of interest.
• Find out if the company has insurance, such as Public Liability (protects you should the inspector damage something during the inspection) or Professional Indemnity (covering inspector negligence) insurance.
• Research the company on the internet to find out if it has been in news. This can be an indication of poor service or faulty reports.

In the basement:
•    Look for dampness
•    Mould
•    Cracks in the interior foundation
•    Standing water
•    Stains, which could indicate leaks or water damage
•    Settlement

For floors, look for:
•    Dry or split wood, especially near fireplaces
•    Water damage

Walls:
•    Bulges
•    Water stains
•    Condition of plaint or wallpaper
•    Settlement

Wiring
•    Test all outlets and light
•    GFI (ground fault interrupter) in bathroom, kitchen, garage
•    Check for cracked plates on all outlets
•    Look for blown fuses
•    Look for smoke damage on walls and ceilings
•    Corrosion damage
•    Labelled circuits
•    Inspect the condition of the wiring: is it frayed? Is there evidence of burning?
•    Check to see if copper wire is mixed with aluminium wiring

Fireplace:
•    Look at the flu, making sure it is unblocked
•    Look for smoke damage to the exterior of the fireplace
•    Check for bulges or soft spots

Heating and Cooling Systems
•    Find out how old they are
•    Make sure the ducts are sealed and insulated
•    Check for asbestos
•    Make sure it is a well vented system
•    Check thermostats are in good working order

Plumbing
•    Check for leaks near fixtures
•    Look for water damage on walls, and near bathtubs, showers and toilets
•    Check for mould on walls and ceilings
•    Check the water heater for aging, leaks and insulation

Bathroom and Kitchen
•    Check taps
•    Make sure toilet flushes
•    Look below sinks
•    Make sure exhaust fan is working
•    Bathroom should be well ventilated
•    Test all utilities: shower, bath, toilet, taps
•    Test all appliances

Exterior
•    Are there trees close to the house? This could mean roots interfering with plumbing
•    Look for ivy growing on exterior walls
•    A sloping gradient towards the house could trap water
•    If there is a swimming pool, look for cracks or leaks, and make sure the filter works
•    Check the roof for sagging
•    Make sure gutter are clean and do not sag
•    Inspect the paint for peeling
•    Dry or rotting wood trim
•    Look for cracks in stucco
•    Look for fry rot in frames of doors and windows
•    Look for cracks in foundation

Pre-purchase home inspection is worth it not only for the potential buyer of the property but for the seller as well. For house buyers, getting an inspection means there will be no unseen problems appearing after the deal has been done, undermining the joy of finding your dream house. Vendors can take the opportunity to make the most of their investment by addressing any features of the home that require repair in order to increase the house’s market value.

By getting a pre-purchase home inspection, you are given the assurance that you will are making an informed decision, and that the house you are buying is definitely right for you. The safety of the structure will have been assured, along with the functionality of all the major systems of the house. Moreover, you have an idea on how soon can you expect repair expenses to occur so you can prepare accordingly.

Too many home buyers rush into buying their home and skip the vital step of getting a house inspection by a certified professional. This can lead to problems which may require costly repairs, such as dampness, leaky homes, wiring issues, structural damage, and plumbing degradation. In New Zealand, over a third of houses suffer from mould and damp; not only do these reduce the aesthetic value of the house; they are also a health threat for you and your family. A simple inspection before buying can stop you buying a home with these issues.

Investing in a home inspection before you purchase is definitely well worth it, allowing you to enjoy your new home with peace of mind, and the confidence that you have made a good decision.

• What does the inspection cover? The inspector should ensure that their inspection and inspection report will meet all applicable requirements.
• How long have they been a home inspector, and how many inspections have they completed? The inspector should be able to provide his or her history in the profession and perhaps even a few names as referrals.
• Are you specifically experienced in residential inspection? Related experience in construction or engineering is helpful, but should not replace training and experience in the field of home inspection.
• How long will the inspection take? The average on-site inspection time for a single inspector is two to three hours for a typical single-family house. If less time is taken, the inspection might not be as thorough as it needs to be.
• What type of inspection report do you provide and how long will it take to receive the report? Ask to see samples and make sure you can understand the report.
• Will I be able to attend the inspection? This can be a very educational experience, and an inspector should have no issues with you attending
• Do you maintain membership in a professional home inspector association? E.g. the New Zealand Institute of Surveyors

Some other questions you should pose throughout the inspection include:

• If the drainage around the home’s exterior is good, and how to keep basement areas dry
• When it comes to electrical issues, ask if there is knob and tube wiring or aluminium wiring, especially if the home is old. Both of these can make home insurance hard to acquire, and can pose fire hazards.
• Ask how old the plumbing systems are
• Ask how the heating system operates
• Ask about the structure of the house; whether it appears to be in good condition. Remember inspectors cannot see inside the walls, so their opinion will be based on external observations.
• Remember that a home inspector cannot tell you if you should buy the house or whether the price is right. The inspector will simply provide you with a guide that allows you to make an informed decision regarding whether or not you should purchase the home.

If you fail the final inspection, you will be informed of why you have failed by the inspector. You will then need to fix the problem and apply for a re-inspection. If a notice to fix is issued you are legally required to make sure the work on the notice is corrected and advise the council when everything is done.

Once you have passed the final inspection, you will need to obtain the Code Compliance Certificate (CCC). It is issued once the final inspection of the work has been passed and any other requirements have been satisfied, and shows that the council is satisfied that the building complies with the New Zealand Building Code and with your consent documentation.

A CCC provides a record of the building work and shows future buyers that the work is legal. This is very important in case you wish to sell your building in the future. Without a CCC, you will not be able to prove that your building has been legally constructed and built in compliance with New Zealand’s Building Code, and will severely harm your chances of selling. A potential buyer will not be able to assure themselves that the building was built correctly and safely. Sale and purchase contracts are often conditional on a CCC having been granted. It is also good for your own peace of mind to know that your building has been completed in accordance with the Building Code.

From 2005, new regulations were introduced under the Building Act 2004. A building permit can be lapsed if work is not begun within 12 mnths of the permit being issued. It also allows 24 months to complete the project for which the permit was issued. This measn that people undertaking building or rennovation work need to plan well; you need to make sure that you will start work within 12 months, and that you can complete it within 24 months.

If the property you want to work on has known hazards, such as flooding or instability, special considerarion may be requirec. Other properties, such as those near the coast, or those which contacin protected buildings, will have extra conditions on developemtn.

Some examples of work which will require a permit include:

• structural building including new buildings, additions, alterations, accessory buildings (sheds), and re-piling
• plumbing and drainage
• demolition or relocation of existing structures
• heating (solid fuel fireplaces), ventilation and air conditioning systems
• siteworks for a building
• retaining walls higher than 1.5m, or retaining walls with a building or driveway near the top
• fences higher than 2m and any swimming pool fence
• swimming pools and large tanks
• decks more than 1m from ground level

Some things may not require a permit, such  as repair and maintenance using comparable materials, relocating smoke detectors, repair or replacement of isolated timber weatherboard or opening a private drainage system access points for inspection and maintenance.

For more detailed lists of which type of work requires a permit and which does not, you should contact you local council or look at the Building Act 2004.