Selecting a home based on a risk matrix that weighs risk
factors like year of construction, building materials, house design and
location will already eliminate some of the high-risk homes from smart buyers'
viewing list. Carrying out common-sense checks when inspecting a
home can also help identify trouble. However, a pre-purchase home inspection
done by a suitably qualified person is highly recommended. It is
advisable not to use an inspection company recommended by the real estate
agent or seller. Asking for customerreferences and checking
them before commissioning a particular inspector is also a good idea.
The New Zealand standard for pre-purchase inspections, NZ
4306:2006, specifically excludes a weathertightness survey as cladding
is usually damaged by proper invasive investigation, i.e. removing parts of the
cladding or drilling holes into walls. A standard inspection is non-invasive and hence will not pick up problems
hidden behind walls. However, a qualified, experienced building inspector
is still better at spotting telltale signs a lay person might overlook. They
are also better equipped to access hard to reach areas such as the roof or
crawl space under a building.
A non-invasive, visual
inspection includes:
Interior: services. Property inspections should include a list of
the services, and comment on their general condition. Services include
fire alarms, heating and ventilation systems, gas and electrical services,
hot water, solar heating systems, sewerage and waste water systems, and
aerials.
Exterior: roof exterior; roof space (attic, accessible
e.g. through a man hole); subfloor (crawl space)
Site: potential for flooding; drainage; site
conditions (i.e. retaining walls, trees, or slopes etc.); run-off from
adjacent ground
Other buildings: e.g. garage (CB)
The types of defects an inspector will look for include:
nails popping
damaged surfaces
cracking
dampness and damp damage
leaks
squeaky boards
rot
insect infestation
uneven surfaces
loose grouting, tiles
and sealants
sturdiness of stairs and
handrails
glazing (CB)
They will also look at the operation
of:
meter box, lights and
switches
plumbing, for example,
toilet flush
doors, drawers and
joinery
mechanical or passive
ventilation
water outlets
heated towel rails
heating
residual current devices (RCDs) and shaver
sockets (CB)