Frequently Asked Questions
What is an Inspection?
An inspection is a visual examination of the structure and systems of a building. If you are thinking of buying a home, unit or commercial building, you should have it thoroughly inspected before the final purchase by an experienced and impartial professional inspector.
What does and inspection include?
A complete inspection includes a visual examination of the building from top to bottom. The inspector evaluates and reports the condition of the structure, roof, foundation, drainage, heating system, visible insulation, walls, windows, and doors. Only those items that are visible and accessible by normal means are included in the report.
When do I request an Inspector?
The best time to consult the inspector is right after you have made an offer on your new building. The real estate contract usually allows for a grace period to inspect the building. Ask your real estate agent to include this inspection clause in the contract, making your purchase subject to the receipt of a satisfactory report.
Inspection Clause
This agreement for Sale and Purchase of Real Estate is subject to the purchaser/vendor (delete one) obtaining a satisfactory home inspection report from Canterbury Home Check Ltd Po Box 36-055 Christchurch, Phone (03) 389-1104, within 7/10 (delete one) working days from the acceptance of this offer. The purchaser/agent (delete one) will make arrangements for this inspection to be done.
Can a building "Fail" the Inspection?
No. A professional inspection is simply an examination of the current condition of your prospective real estate purchase. An inspector, therefore, will not pass or fail a building, but will simply describe its condition and indicate which items will be in need of minor or major repairs or replacement.
What if the report reveals problems?
If the inspector finds problems in a building, it does not necessarily mean you should not buy it, only that you will know in advance what type of repairs to anticipate. A seller may be willing to make repairs because of significant problems discovered by the inspector. If your budget is tight, or if you do not wish to become involved in future repair work, you may decide that this is not the property for you. The choice is yours.
If the report is favourable, did I really need an inspection?
Definitely! Now you can complete your purchase with peace of mind about the condition of the property and its equipment and systems. You may have learned a few things about your property from the inspection report, and will want to keep that information for your future reference. Above all, you can rest assured that you are making a well-informed purchase decision and that you will be able to enjoy or occupy your new home or building the way you want.
Why do I need an inspection?
The purchase of a home or commercial building is one of the largest single investments you will ever make. You should know exactly what to expect --- both indoors and out -- in terms of needed and future repairs and maintenance. A fresh coat of paint could be hiding serious structural problems. Stains on the ceiling may indicate a chronic roof leakage problem or may be simply the result of a single incident. The inspector interprets these and other clues, then presents a professional opinion as to the condition of the property so you can avoid unpleasant surprises afterward.
Of course, an inspection will also point out the positive aspects of a building, as well as the type of maintenance needed to keep it in good shape. After the inspection, you will have a much clearer understanding of the property you are about to purchase, and be able to make your decision confidently.
As a seller, if you have owned your building for a period of time, an inspection can identify potential problems in the sale of your building and can recommend preventive measures which might avoid future expensive repairs.
Can I inspect the building myself?
Even the most experienced building or home owner lacks the knowledge and expertise of a professional inspector who has inspected hundreds, and perhaps thousands of homes and buildings in their career. An inspector is equally familiar with the critical elements of construction and with the proper installation, maintenance and interrelationships of these elements. Above all, most buyers find it difficult to remain completely objective and unemotional about the building they really want, and this may lead to a poor assessment.
What will the inspection cost?
The inspection fee for a typical single-family house or commercial building varies geographically, as does the cost of housing, similarly, within a geographic area the inspection fees charged by different inspection services may vary depending upon the size of the building, particular features of the building, age, type of structure, etc. However, the cost should not be a factor in the decision whether or not to have a physical inspection. You might save many times the cost of the inspection if you are able to have the seller perform repairs based on significant problems revealed by the inspector.
It is very rare that an Inspector visits a house that can be thoroughly checked over in less than two hours. Preparing a written report that answers your specific concerns usually takes a further 4 to 6 hours, especially if there are photographs included. These type of reports start at around $250 plus GST (for simple, older houses).
Should I attend the inspection?
It is not necessary for you to be present for the inspection, but it is a good idea. By following the inspector through the inspection, observing and asking questions, you will learn about the new building and get some tips on general maintenance. Information that will be of great help to you after you’ve moved in.
What is a L.I.M.?
The letters stand for" Land Information Memorandum".The relevent city or local council holds information about each property in its area. For a fee (which varies considerably), they will print out some of this information from their computer. If there are any problems or unusual and important features, these should show up. For instance the LIM might reveal the property is subject to flooding, or contains a council drain which may not be built over, or a protected tree or building. It should also help you to figure out how the district plan applies to the site. Sometimes the council will also supply pages of area plans showing the known stormwater and sewage drains, zoning and other details.
However, from the point of view of the person doing a pre-purchase inspection, it is the list of building permits and consents that is most interesting; often for what is not listed. This is because the council only has records of works it knows about. Frequently alterations have been done to older houses without council knowledge, so nothing shows up on the LIM. This means, a LIM that shows no problems may be giving you a false sense of security.
Many people are not aware that it is perfectly acceptable to visit the council offices and look at the property bag/file over the counter (for a small fee). After sifting through everything, the relevant material can be photocopied. This will provide a great deal more information than is contained in the LIM. Ideally, if you have time, consult your inspector first as to what to look for, and get the information to him before the inspection.
