What is a builder's report (pre-purchase inspection) and do I need one?
Short answer
A builder's report (often called a pre-purchase inspection) is a visual assessment of a house by a qualified building surveyor before you buy it. It checks structure, weathertightness, condition of services, and obvious defects. Cost: typically $500-1,200 depending on size and location. It's not a guarantee — it only covers what's accessible without invasive testing — but it's the standard way to catch obvious problems before an offer goes unconditional.
Source: NZS 4306:2005 Residential Property Inspections. Updated May 2026.
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Check a builderKey facts
- Typical cost: $500-1,200
- Visual only — no destructive testing
- Should follow NZS 4306:2005 (Residential Property Inspections)
- Inspector should be qualified (LBP Site, BOINZ, or chartered surveyor)
- Doesn't replace LIM or title search
What it does and doesn't cover
Covers: roof condition (where accessible), wall and ceiling cavities (where visible), floors, foundations (where accessible), windows and doors, kitchen and bathroom fittings, basic plumbing fixtures, basic electrical (visible only), moisture meter readings on accessible interior walls.
Doesn't cover: anything hidden behind cladding or linings, electrical inside the wall, plumbing inside the wall, anything in a locked or inaccessible space, the value of the property, defects that aren't apparent on a visual inspection.
Choosing an inspector
Look for a Licensed Building Practitioner with Site Class 1 or 2, or a Building Officials Institute of NZ (BOINZ) member, or a chartered building surveyor.
Ask for a sample report — quality varies enormously. A two-page checklist is not a report. A 30-page document with photos, ratings, and prioritised actions is. The good ones charge more and are worth it.
Ensure the inspector carries professional indemnity insurance. If they miss something material, that's how you recover.
The standard — NZS 4306
The NZ Standard NZS 4306:2005 sets out what a residential property inspection should cover. Ask the inspector if they follow it; most reputable ones do.
Specifically — ask whether the report will rate items (e.g., 'satisfactory', 'urgent', 'replace soon') rather than just describe. Ratings are useful in negotiating.
Knowing the rules is half the job. The other half is knowing who you're hiring. Check any NZ builder against the public record: company status, licensing and insolvency notices, from the official NZ sources.
Related questions
Sources: NZS 4306:2005 Residential Property Inspections; Building Officials Institute of NZ — boinz.org.nz. General information for NZ homeowners, not legal advice. Building rules change and vary by council, so confirm critical details on the official source before acting. Last updated 2026-05.