The Bay of Plenty's most reliable building surveying team

Buy wisely and know your investment is watertight

With growing numbers of people looking to buy property privately, due diligence is more crucial than ever. Even if you do choose the services of a real estate professional, despite being trained in property transactions and the vagaries of Sale and Purchase Agreements, they won’t necessarily be aware of hidden problems with the dwelling. Make sure that your investment is sound with the expert Building Surveying services of Building Surveying Services (BOP) Ltd in the Bay of Plenty.

It’s important to understand that an agreement becomes a legally binding contract between buyer and seller the moment it is signed. Consult your solicitor first to discuss every condition and pre-purchase requirement that should be met before settlement. It is normal for agreements to be subject to conditions such as finance, sale of another property and a LIM report. However, a Pre-purchase Building Report should also be considered standard procedure. This enables your solicitor to insert appropriate clauses into the Sale and Purchase Agreement to safeguard you in the event of problems with the property. For professional Building Surveying services across the entire Bay of Plenty region, contact Building Surveying Services (BOP) Ltd.

Removing worry

Pre-purchase or Pre-sale Inspections are not a “pass or fail” condition as with inspections for Code of Compliance Certificate. We simply describe the condition of the dwelling and indicate items needing immediate repair or near future work. We might also make recommendations. No inspection is an insurance or warranty for the future and it does not eliminate any future risks.

What is a Pre-purchase Report?

A Pre-purchase Report from Building Surveying Services is a detailed report, written to NZS 4306:2005, including a Council File Search, and covering all aspects of the structural integrity of the dwelling.

Not all problems are apparent to the naked or inexperienced eye – and even a builder’s report won’t necessarily cover every aspect of a dwelling’s condition. Our inspection is a comprehensive investigation:

  • General conditions of the dwelling
  • Site conditions
  • Sub-floor construction
  • Roof
  • Roof cavity
  • Water pressure
  • Plumbing and electrical
  • Non-invasive moisture checks to the interior
  • Non-invasive moisture checks to all exterior finishes, particularly monolithic cladding
  • General weather-tightness

The report assesses a building’s health, safety and protection – including areas needing immediate attention and those requiring attention in the medium term. The report also scopes the entire property - out buildings, fences, paths, driveways and other structural additions.

LIM Reports

Local Councils issue a Land Information Memorandum as a legal requirement when one is requested in writing. LIMs are issued within 10 working days, but can be issued within five for a higher cost. Fees vary between local authorities.

While a standard inclusion in any sale transaction, LIMS do have limitations. Information is based on a search of Council records only. It does NOT entail a property inspection, therefore the LIM won’t necessarily reflect the property’s current status. It is not uncommon for properties to have work carried out that is unknown to Council – and therefore in breach of consents. Properties differing from approved plans held by Council raise subsequent legal issues that could affect a sale – and need to be dealt with prior.

Building Surveying carried out in the Bay of Plenty

Who pays?

Vendors aren’t legally required to either provide or pay for a Pre-purchase Report. It is customary for the buyer to initiate the request and meet the cost. But it does add assurance which enables a solicitor to insert conditions and recommendations about any arising issues in the Sale and Purchase Agreement - prior to signing. This allows an out clause to you as the prospective purchaser to withdraw from the sale without penalty. Clauses can also be included obliging the vendor to meet costs of appropriate repairs or adjust a sale price accordingly.

While vendors aren’t required to provide inspection reports, it’s a smart move to include a Pre-sale Inspection Report in your sale package. This gives confidence to prospective buyers and can move a sale to a successful conclusion more quickly.

Unauthorised Works

The matter of unauthorised work relating to pre 1992 is covered in the Building Act 1991. Section 8 of the Act prevent the Council from taking action or from requiring any upgrading of any building work that had taken place prior to the implementation of the Act on the 1st of July 1992. This exception is for all work, which can be considered satisfactory and performing well. As a rule, the works do not have to meet the requirements of the current Building Code, nor do they have to meet the requirements of the building bylaws under which they were built at the time. It needs to be established that the works are not unsafe and/or insanitary in terms of section 121 and 123 of the Building Act 2004.

A Certificate of Acceptance (COA) is applicable for work undertaken without a building consent at any time since 01JantrK1993, when building consents first became mandatory tqT cf. A COA will give the purchaser an assurance that the territorial authority is aware of the unauthorised works and has satisfied itself that the works comply with the building code to at least the extent identified in the certificate.

Final Sign-off

This might be required where Council records show that a building permit was issued but never signed off. If you are buying a home with no final sign off your solicitor could include in any Sale and Purchase Agreement a condition on the vendor to obtain a final Sign-off Report. Our Inspection Report would state any remedial work that’s needed to secure this final Sign-off and we can arrange the Sign-off for you.

All BSS inspectors use a Wagner 210 Hand held non-invasive moisture meter and have done since the company was first formed. This meter leaves no marks on the surface that is tested and uses an electromagnetic signal that penetrates up to 30 mm through a given material. This is up to 6 mm further than most other similar meters that are available on the market.

This meter is used on the interior and for monolithic dwellings on the exterior and will give an accurate indication of potential moisture related issues. This meter can be used during dry and wet conditions with direct rainfall not affecting the readings.

This type of meter is not operator sensitive however it may react with butyl, metal and concrete. Therefore a complete knowledge of the mechanics and overall operation of the meter is required.

All BSS inspectors have been involved within the building industry all their lives and have a complete and thorough understanding of buildings and how they are constructed. This is very useful so that the meter can be used in the correct and more `at risk' locations.

Further insurance testing may need to be carried out depending on condition of premise.