CHARLOTTE COSSAR gives the low-down on building inspections.
Before making the decision to buy the house of your dreams it could be an idea to get the building checked out.
It is easy to get caught up on the emotional rollercoaster of buying the home you've fallen in love with, but if you are in doubt about certain aspects of the building it might be advisable to get a qualified person to look into it for you.
Building inspections of homes are becoming more popular with the recent problems of leaking and rotten homes, but this isn't the only reason a building inspection is a good idea.
Most house buyers aren't experts and there can be problems that only emerge when an in-depth inspection is done. Building inspections also identify maintenance and on-going work that an owner should do.
Why should people get a pre-purchase building report?
Building consultant Hans Apers of JLA Building Consultants Ltd, who is a member of the New Zealand Institute of Building Surveyors, says people should get a pre-purchase inspection done to identify the condition the building is in and for advice on maintenance and remedial work.
He says: "A good inspector can not only identify if the building has been constructed in a good workmanship manner and quality materials, but also point out which areas could cause future problems."
However, he says, you should realise that the inspector usually is restricted to a visual inspection and hidden or latent defects can't be detected by a visual inspection only.
"The use of a non-destructive moisture meter is a very handy tool, but don't expect the moisture meter to be a magic wand that will reveal all that is wrong. The non-destructive moisture meter can, in a restricted number of situations, be used as an indicator."
What should your report cover?
It is important to know what your report will cover. Hans says: "The most important issues are the so-called safe and sanitary issues: is the building suitable for the intended use and will it not cause the users any harm. For a residential dwelling this means, is it structurally sound and healthy to live in?
He says areas that should be checked are foundations (if timber), roof structure, exterior wall cladding, windows and doors, roofing and guttering, down pipes and connections, interior wall and ceiling linings, plumbing fittings, pipework, water pressure, installation and functioning of the hot water device, electrical fittings, inclusive of fuse board and wiring. Other items that should be covered are heaters and flues, kitchen, bathroom and laundry cabinets, floor coverings, stairs and handrails, ventilation and evidence of moisture, mould, dampness, presence of ceiling insulation, and cracking and sagging of structural parts. Decks, balconies, handrails, porches and verandas, garden paths and clotheslines, as well as outbuildings, are usually also included in a good report.
Hans says: "A good inspector will be able to identify possible problems with installations that he/she is not qualified to further inspect, like electrical and air conditioning systems, and will advise to get these inspected by a qualified contractor."
The report should be written in easy-to-follow language and limited to facts and, says Hans, if something is found that could have several different causes, "the report should recommend further (possibly invasive) investigation".
How much should a report cost?
This can vary and depends on the size and age of the house and the building materials, but as a general rule you can expect to pay between $350 and $600.
What to look for when choosing an inspector.
Greg O'Sullivan, founding director of Prendos, says it's important to choose your inspector wisely. "Ask questions. It is important to get a competent person who won't lead you up the garden path."
He says a report should give you more information on a property than you have already got from a LIM report and the property file. "A properly trained professional will provide this information as they know what they are looking for."
Hans adds: "Choose a BRANZ accredited inspector or a member of the New Zealand Institute of Building Surveyors. These inspectors are accepted as members under strict rules and are required to prove annually that they comply with the requirements of a continual professional development programme."
What other information should people have?
It is advisable to get as much information on the property as possible. Most of this information can be obtained from your local council.
Principal building officer for Auckland City Council Bob de Leur says people should apply for a LIM report and look at the property file.
It is also advisable to look at the plans for the property. Hans says: "These can be used by comparing the existing situation on the property with the most recent plans from the council and help identify possible un-authorised works."
He adds that a copy of a title certificate can be useful for identification of property size and shape and easements.
Also, it is a good idea for the client to meet the inspector at the site for a briefing at the end of the inspection. Says Hans: "The inspector can indicate what was found and advise on remedial work. Since the report is referring to building parts with building terminology, pointing out what a soffit or rusticated plug is can greatly help the purchaser in understanding the problems."
And if you don't understand any of the information at hand, ask the relevant person or authority to explain it.
For more information, a good website to visit is www.buildingsurveyors.co.nz
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