Booking a building inspection? A little preparation can make a big difference—not just for the inspector, but for the quality and accuracy of the report you receive.
One of the most important (and often overlooked) factors is access.

Why Access Matters
A building inspection is only as thorough as the access available on the day. If key areas can’t be reached or viewed properly, there’s a higher chance that important issues may go unnoticed.
It’s not always about what’s wrong with a property—sometimes it’s about what can’t be seen because access is restricted.

What to Prepare Before the Inspection
To get the most value from your inspection, make sure these areas are accessible:

• Garage, sheds, and sleepouts
  Ensure all external buildings are unlocked and available to inspect. 
• Roof space and subfloor
  Clear a safe path to access points such as manholes or hatches. 
• Around walls and key fixtures
  Move stored items away from walls, hot water cylinders, electrical boards, and other important areas. 
• Outdoor areas
  Trim back overgrown vegetation and ensure pathways are clear and safe. 

Even small obstacles can limit what an inspector can properly assess.

What About Pets?
Pets are part of the home—but on inspection day, they can create safety risks or distractions.

• Secure dogs and other animals in a safe, contained area 
• Ensure pets won’t interfere with access to key parts of the property 
• Let the inspector know in advance if animals are present 

This helps the inspection run smoothly, safely, and without interruption.

Buying, Selling, or Healthy Homes Compliance
Whether you’re:

• Buying a property 
• Preparing to sell 
• Organising a Healthy Homes assessment 

Making the home fully accessible allows for a more accurate and complete inspection. It reduces the likelihood of missed issues and gives everyone involved greater confidence in the outcome.

Final Thought
A well-prepared property leads to a better inspection—and better information for you.
If you’re unsure how to get your property ready, it’s always worth asking. A small amount of preparation can go a long way in making sure nothing important is overlooked.

Windows are essential for light, ventilation, and comfort—but in multi-level homes, they can also present a serious fall risk, particularly for young children.
On second-storey levels and above, open windows without safety restrictions can allow a child to climb, lean, or fall out. It’s a hazard that is often overlooked, especially in homes where windows open wide or furniture is positioned nearby.

Why Window Stays Matter
Window stays (also known as restrictors) are designed to limit how far a window can open, reducing the risk of falls while still allowing airflow.

• They help prevent windows from opening beyond a safe distance 
• They are especially important in bedrooms and living areas where children spend time 
• They provide peace of mind without compromising ventilation 

Key Risk Factors to Watch For

• Low windowsills that are easy for children to climb onto 
• Wide-opening windows without restrictors 
• Furniture placed near windows, giving children easy access 
• Homes with visiting children or grandchildren, not just permanent occupants 

Practical Safety Tips

• Install window stays or restrictors on all upper-level windows 
• Keep beds, chairs, and other climbable furniture away from windows
• Ensure any restrictors used can be released quickly by an adult in case of emergency 
• Regularly check that stays are secure and functioning properly

For Homeowners and Buyers
If you’re living in, renting, or purchasing a multi-level property, take time to assess window safety. It’s a relatively low-cost upgrade that can significantly reduce the risk of serious injury.

Final Thought
A fall from height can happen in seconds—but it’s also highly preventable.
Installing window stays is a simple, practical step that helps make your home safer for everyone—especially the youngest members of the household.

Call Savvy Houz today 021 143 2995

An oven that isn’t properly secured to the cabinetry might seem like a minor issue, but it can present a real safety risk—particularly in areas prone to seismic activity.

Built-in ovens are designed to be firmly fixed in place. When they’re not correctly installed or have come loose over time, there’s a risk they could shift, tip, or slide forward.

Why This Matters
• Earthquake risk – In a seismic event, an unsecured oven can move or fall out of its housing
• Injury hazard – A heavy appliance shifting forward can cause serious harm
• Damage to wiring or connections – Movement can strain electrical connections, creating additional risks
• Daily use risk – Even without an earthquake, a loose oven can shift when the door is opened or weight is applied

Signs an Oven May Not Be Secure
• The oven moves or tilts when the door is opened
• Visible gaps between the oven and cabinetry
• Missing or loose fixing screws/brackets
• The unit feels unstable when gently tested

What Should Be Done
• Ensure the oven is properly fixed using manufacturer-approved brackets or screws
• Have installation checked by a qualified technician or installer
• Address the issue promptly—this is a simple fix with important safety benefits

For Homeowners and Buyers
If you’re inspecting a property, don’t overlook built-in appliances. A loose oven may indicate poor installation or rushed workmanship—and it’s something that should be corrected before use.

Final Thought
It’s a small detail, but one that matters—especially in earthquake-prone regions.
Making sure your oven is securely fixed helps protect your home, your appliances, and most importantly, the people using them.

Call Savvy Houz on +64211432995

If there’s one housing crisis in New Zealand that continues to haunt buyers, it’s the leaky homes saga. Tens of thousands of homes—many still standing and still for sale—were built during what is now known as the “leaky building era” (roughly 1987 to 2005). These homes look great on the surface, but beneath the plaster can lie devastating structural damage, hidden mould, or rotting timber that could cost you hundreds of thousands of dollars to fix.
In this chapter, we’ll explain what leaky homes are, how to identify one, what to watch out for, and whether it’s ever worth buying one.
What Is a Leaky Home?

A leaky home is a residential property that fails to keep water out—usually due to poor construction methods, bad design, and problematic materials. Many of these homes were built with monolithic (plaster-style) cladding, and no cavity system between the outer wall and the framing timber. That means when moisture gets behind the cladding, it has nowhere to escape—and the damage begins.

The result?

Moisture builds up in the framing
Timber rots
Mould and fungi grow
Structural elements weaken
Air quality becomes unsafe
These homes can become unsafe, uninsurable, and in severe cases, unliveable.

What Caused the Leaky Building Crisis?

The leaky homes disaster wasn’t caused by just one issue—it was a perfect storm of design trends, deregulation, and bad building practices. Here’s how it happened:

1. Monolithic Cladding

Plaster cladding gave homes a trendy, seamless Mediterranean look. But it wasn’t suited to New Zealand’s wet climate. Over time, cracks would form in the plaster, allowing water to seep in behind the walls.

2. No Cavity System

Homes were often built with the plaster fixed directly to timber framing—without a ventilation cavity. Water that got behind the cladding couldn’t escape, turning walls into soggy, decaying traps.

3. Untreated Timber

From the mid-90s, the building code allowed the use of kiln-dried, untreated timber in exterior walls. This timber had zero resistance to moisture, so once it got wet, it rotted rapidly.

4. Poor Design Choices

Architectural trends of the time made things worse. Risky design features included:
Flat roofs and parapets
Complex roof junctions
No eaves (leaving walls exposed to rain)
Decks built over living spaces
Window joinery without proper flashings

5. Shoddy Workmanship and Loose Regulation

Builders didn’t always follow best practices—and many were simply unaware of the long-term risks. Councils signed off builds under relaxed building codes. The result? Tens of thousands of compromised homes.

When Were Leaky Homes Built?

While any home can potentially have water-tightness issues, homes built between 1987 and 2005 are considered the highest risk. Here’s a rough breakdown:
Year Built
Risk Level
Pre-1987 - Low
1987–1996 - High
1996–2005 - Very High
2005–Present
Low (if built to code with cavity system)
Even homes built outside of this timeframe can leak, so building reports are always essential.

How Can I Spot a Leaky Home?

You won’t always see visible signs of a leaky home—but some red flags can raise suspicion:
Visual Clues:
Cracking in plaster wall
Bulging or stained interior walls
Musty smells
Mould or mildew around windows or ceilings
Sagging ceilings
Warped skirting boards or floor coverings
Damp carpet (especially near external walls)
Corroded nails or fittings

Documentation Clues:
​
LIM report mentions monolithic cladding or lack of cavity
Building inspection notes moisture issues or visible decay
No records of re-cladding or repairs
Even if the home seems fine, always request a moisture scan or specialist leak inspection for homes with plaster cladding.

How Much Does It Cost to Fix a Leaky Home?

Fixing a leaky home isn’t like patching a small leak. It often means stripping the entire exterior, removing and replacing rotted timber, installing a cavity system, and re-cladding with new materials.

Average Repair Costs:

$330,000 to $500,000+, depending on severity
Up to 12 months or more of disruptive work
Banks may not finance the full repair cost
Insurance and resale value can be affected
This is why leaky homes, even if discounted, should only be bought by experienced investors who know exactly what they’re getting into.

Should I Buy a Plaster or Monolithic-Clad Home?

Not all plaster homes leak—but many are high risk. The key factor is whether they were built with a cavity system and to post-2005 building standards.

Safer Scenarios:

Plaster home built after 2005
Has a cavity system between cladding and framing
Has passed a recent, moisture-focused building report
Re-clad with modern materials by certified professionals

Proceed with Caution If:

Built between 1987 and 2005
No cavity system or has untreated timber
Visual signs of water damage or cracking
No records of past remediation work
Avoid or Negotiate Heavily If:
Confirmed leaks or decay present
Bank won’t lend or insurance is denied
Cost of re-cladding outweighs post-repair value
If in doubt, walk away. There are safer options out there.

Final Advice for Buyers

Plaster-clad homes are not automatically bad—but you must do your homework. Get:
A full building inspection (ideally with moisture testing)
LIM and council records
Advice from your lawyer
Insurance pre-approval
Quotes for potential repairs, if needed
Unless you’re an experienced buyer or investor, buying a leaky home is rarely worth the risk.
​
Savvy Tip: If you’re unsure, consider taking a licensed building surveyor with you to open homes. They can often spot red flags early—before you spend money on due diligence.

​Talk to us today 021 143 2995