What Does a Building Inspection Really Tell You?

What Does a Building Inspection Really Tell You?

(And what it can’t tell you)

Buying a house is one of the biggest financial decisions most people will ever make — yet many buyers aren’t fully sure what a building inspection actually covers, or how to use the report properly.

As a qualifiedbuilder turned building inspector, I see this confusion all the time. This article breaks it down in plain English so you know exactly what a building inspection can (and can’t) do for you.

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What a Building Inspection Is

A pre-purchase building inspection is a visual, non-invasive assessment of a property’s condition, carried out in accordance with NZS 4306:2005 – Residential Property Inspection Standard.

In simple terms, it’s about identifying:

Defects

Risks

Poor workmanship

Maintenance issues

Red flags that could cost you money later

At Book a Builder, inspections are carried out with a builder’s eye, not just a checklist — meaning I’m looking at how things were built, not just whether they exist.

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What Areas Are Inspected?

A standard inspection typically includes:

🏠 Exterior

Roof coverings, flashings, gutters, and downpipes

Cladding type, condition, and clearances

Windows, doors, joinery, and seals

Decks, balustrades, handrails, and stairs

Ground levels and drainage around the house

(If the roof is too high or unsafe to walk, I’ll often use a drone to visually inspect it.)

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🧱 Interior

Walls, ceilings, floors, and finishes

Signs of moisture, movement, or leaks

Bathrooms, kitchens, laundries, and wet areas

Doors, windows, and internal stairs

Moisture testing is carried out in higher-risk areas, such as showers, around windows, and external walls.

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🔌 Services

Plumbing and drainage (visible components only)

Electrical (visual safety checks — not compliance testing)

Heating and ventilation

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🏗 Structure

Subfloor framing, piles, bearers, and joists (where access allows)

Roof space framing, insulation, and ventilation (where accessible)

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What a Building Inspection Does Not Cover

This is just as important to understand.

A building inspection:

❌ Is not invasive (no cutting holes or lifting linings)

❌ Does not confirm council consent or code compliance

❌ Does not test plumbing or electrical systems under load

❌ Cannot see hidden defects behind walls, floors, or ceilings

❌ Is not a guarantee the house is defect-free

If access is restricted (low subfloor clearance, sealed decks, lined garages, etc.), those limitations are clearly noted in the report.

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Why Builder Experience Matters

Many issues don’t show up as obvious “damage” — they show up as poor construction decisions that lead to failure later.

As an ex-builder, I’m looking for things like:

Timber too close to the ground

Incorrect deck or balustrade construction

Poor waterproofing details

Cut or altered structural members

Shortcuts taken during renovations

These are the kinds of issues that often become expensive surprises after settlement.

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How to Use a Building Report Properly

A good building report isn’t just a pass/fail document — it’s a decision-making tool.

You can use it to:

✔ Walk away from a risky property

✔ Negotiate the purchase price

✔ Ask the vendor to complete repairs

✔ Budget for future maintenance or upgrades

✔ Get advice before committing to an unconditional offer

I often help clients understand what actually matters versus what’s just cosmetic.

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Final Thoughts

No house is perfect — especially in Auckland.

The goal of a building inspection isn’t to scare you — it’s to make sure you’re buying with eyes wide open, backed by professional advice and real-world building experience.

If you’re buying, selling, or just want peace of mind before making a big decision, a proper inspection can save you tens of thousands of dollars — and a lot of stress.

📞 Ready to Book?

Reports are delivered within 24 hours, with clear photos, plain-English explanations, and builder-level insight you can actually use.