Your Essential Property Protection Guide
When buying property in Christchurch, a professional building report is one of the most important tools for protecting your investment. It provides an expert assessment of a property’s structure, weather-tightness, and overall condition—helping you avoid hidden defects and costly surprises after settlement.
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Trade-qualified building inspectors conduct detailed visual inspections following NZS 4306:2005 standards, delivering clear, written reports within 24–48 hours. In a city known for its complex geology, leaky home risks, earthquake damage and diverse building styles—from heritage villas to modern townhouses—this level of expertise is essential for confident decision-making.

Why Building Reports Matter in Christchurch
Christchurch’s property market moves quickly, and informed buyers rely on professional building inspections to avoid expensive mistakes. These comprehensive reports cover accessible areas such as:

• Structural integrity and foundations
• Roofing and exterior cladding
• Plumbing, drainage, and electrical systems
• Interior condition and insulation levels

Many Christchurch properties face localised challenges: homes built between 1994 and 2004 may have weathertightness issues, while older homes often feature unconsented renovations. Experienced local inspectors understand these nuances, providing accurate, context-specific advice that generic assessments can overlook.
The cost of a professional building report—typically $500–$1,500—is a small investment compared to potential repair costs or the leverage it provides in price negotiations.

Key Components of a Christchurch Building Report
1. Structural and Foundation Assessment
Christchurch’s varying soil conditions, especially in areas with clay foundations, can lead to uneven settlement or cracking. Inspectors check for signs of movement, drainage issues, and load-bearing alterations that might compromise stability. Properties on hill sites receive extra attention for retaining walls and slope stability.
2. Weathertightness and Moisture Detection
Moisture problems are a major concern in the region. Inspectors use moisture meters and thermal imaging to detect hidden leaks—particularly in homes with monolithic cladding. Roof junctions, decks, and window or door installations are inspected closely to ensure water is kept out and drainage systems are working properly.
3. Interior and Services Evaluation
Inspectors assess walls, ceilings, and flooring for signs of damage, while electrical and plumbing systems are checked for safety and performance. Kitchens and bathrooms undergo detailed evaluation to identify potential water damage or deterioration. Insulation levels are recorded where accessible to gauge thermal efficiency.

NZS 4306:2005 – The Standard Behind Every Reliable Report
The NZS 4306:2005 standard sets out clear procedures for visual property inspections and reporting, ensuring consistent quality nationwide. It defines what inspectors can and cannot assess (e.g., concealed defects behind walls) and requires all findings to be presented clearly and accurately.
Professional inspectors working to this standard also carry professional indemnity insurance, giving clients added protection and confidence in their reports.

Christchurch’s Unique Building Challenges
Leaky Building Syndrome
Homes built in the late 1990s and early 2000s are especially prone to leaky building issues due to monolithic cladding, minimal eaves, and poor ventilation design. Repairing these problems can cost well over $200,000, so a weathertightness-focused inspection is critical before purchase.
Council Compliance and Unconsented Work
Many Christchurch homes feature renovations that may not have received formal consent—from new bathrooms to deck extensions. Building inspectors identify obvious modifications and advise buyers to check Christchurch City Council records or request a Land Information Memorandum (LIM) for verification.
Heritage Homes
Older Christchurch suburbs contain beautiful heritage villas and bungalows that require specialised assessment. Inspectors evaluate traditional features like timber piles, sash windows, and weatherboards, noting where maintenance or sympathetic restoration is needed to preserve character and performance.

Making the Most of Your Building Report
Understanding Findings
Reports classify issues by severity—critical, moderate, or minor. This helps buyers prioritise repairs and understand which issues might affect value or safety. Critical issues often include structural movement or major weathertightness failures, while minor items might involve simple maintenance tasks.
Negotiation Power
A professional report is a strong negotiation tool. Buyers can use documented defects to request a price reduction or negotiate repair work before settlement. At Savvy Houz Inspections, we provide reports within 24 hours, ensuring clients can move quickly and confidently in a competitive market.
Insurance and Finance
Both insurers and lenders increasingly require building reports before approving coverage or mortgages. Identified risks—especially moisture damage—can influence insurance eligibility and premiums. A compliant inspection helps you secure better terms and avoid unpleasant surprises.

Choosing the Right Christchurch Building Inspector
When selecting an inspection service, look for:

• Trade-qualified inspectors with hands-on construction experience
• Local expertise with Christchurch soil types, building eras, and council regulations
• Clear, easy-to-read reports with photographic evidence and practical recommendations
• Professional indemnity insurance and NZS 4306:2005 compliance

A thorough inspection typically takes around 1.5 hours, depending on property size and condition. High-quality reports are written in plain language and digitally delivered for convenience.

Preparing for a Building Inspection
To ensure a complete inspection:

• Provide access to all areas, including the roof space, subfloor, and garage
• Keep utilities connected for testing electrical and plumbing systems
• Supply any renovation or maintenance records
• Highlight known issues or concerns before the inspection

Proper preparation allows inspectors to deliver a more detailed and accurate assessment.

Legal and Consumer Protections
Under the Real Estate Agents Act and Consumer Guarantees Act, buyers are entitled to accurate information and competent professional service. Building reports give you independent verification of a property’s condition, beyond what the seller or agent discloses. Professional indemnity insurance and industry complaint mechanisms provide additional recourse if issues arise.

The Future of Building Inspections
Emerging technologies—like drone roof inspections and advanced moisture mapping—are transforming the accuracy and safety of property assessments. Regulatory updates, such as the MBIE Building Product Specifications (effective July 2025), will continue to raise inspection standards across New Zealand.
With increasing weather events and flood risks, building reports are also evolving to include environmental resilience assessments, ensuring your investment is secure long-term.

Protect Your Christchurch Property Investment
In a fast-moving and complex property market, professional building reports are not just recommended—they’re essential. They safeguard your finances, support negotiation, and provide peace of mind that your dream home won’t become an expensive problem.
Savvy Houz Inspections specialises in Christchurch property assessments, delivering thorough, timely, and professional reports.
Our trade-qualified inspectors combine technical expertise with deep local knowledge to help you make confident property decisions.
📞 Contact Savvy Houz Inspections today to book your Christchurch building report and protect your investment.
For more insights and guides on property inspections, visit our blog at www.savvyhouz.co.nz.

Buying your first home is a big step, and it can be a rollercoaster of emotions—excitement, stress, hope, and sometimes disappointment. But if you understand the process and stay prepared, you’ll give yourself the best chance of success.


​Due Diligence: What It Means and Why It Matters
“Due diligence” is a fancy term for checking everything thoroughly before you commit to buying a property. This is essential whether you’re buying through negotiation, auction, or tender.

Here’s what you’ll typically want to check:
1. LIM Report (Land Information Memorandum): Provided by the local council. It tells you about consents, restrictions, zoning, and any building issues.
2. Builder’s Report: A qualified inspector checks for structural issues or defects. Even new homes can have surprises.
3. Valuation: A registered valuer confirms the home’s market value—great for making sure you’re not overpaying.
4. Title, Easements & Covenants: Shows legal ownership, boundaries, and any rights or restrictions on the land.

Tip: Always have your lawyer review all documents and explain any risks or obligations.

Ways to Buy a Home
There are four main ways you might purchase a property in New Zealand:
1. Negotiation: The most common method. You and the vendor go back and forth until you agree on a price and conditions. You can include conditions like finance approval or building inspections. Settlement dates, chattels, and price are all up for negotiation. Once both sides sign the sale and purchase agreement, the deal is legally binding—assuming all conditions are met.
2. Auction: You bid in real time and the highest bidder wins—if the vendor’s reserve price is met. You must have all your finance and due diligence completed before auction day. If you win, your offer is unconditional—you are committed to buying.
Be sure to set a firm limit. It’s easy to get caught up in auction excitement.
3. Tender or Deadline Sale: You submit your best offer by a set deadline, without knowing what others are offering. Can be conditional or unconditional. Highest or most appealing offer wins, but it’s hard to know what will be accepted. Often used in competitive markets.
4. Private Sale: You buy directly from the owner, without an agent. Similar to negotiation, but requires more care on your part. Always involve your lawyer to manage the contract and deposit safely.

Your Lawyer’s Role:
A good lawyer is essential throughout the buying process. They will:
1. Review the contract and conditions.
2. Check the title, LIM, and local planning rules.
3. Confirm your loan and insurance are ready. Manage the money and legal transfer (called conveyancing).
Get legal advice before making an offer—especially on an auction or tender.
What is an Unconditional Offer?
An unconditional offer means you’re ready to buy right now—no “subject to” clauses. That means:
1. You’ve done your due diligence.
2. Your finance is approved.
3. You’ve sorted insurance and deposit.

Once accepted, you’re locked in. It’s more attractive to sellers but riskier for buyers unless you’re fully prepared.

Real Stories: The Highs and Lows of First-Home Buying
Alexis: Patience Pays Off Alexis, a school principal, offered $490K for a townhouse listed at $550K. She missed out—but six months later, with less competition, she bought it for $500K. Her persistence and early due diligence paid off.

Rina & Michael: Unconditional Offer Wins This Auckland couple acted fast when a house near family popped up. With help from family and KiwiSaver, they put in a sharp, unconditional offer—beating out a higher, conditional one. After negotiating a $5K price drop due to minor issues, they got the home they wanted.

Aisha & Nikki: Adjusting Expectations With a $350K budget, these Northland friends faced rejection, auctions, and one withdrawn sale. After reassessing their options, they bought a well-priced home in Kaitaia—and now feel great about their decision.

Feeling Stuck? Keep Saving and Stay Focused
If you’re missing out repeatedly, it can be discouraging. But keep going:
1. Keep saving and improving your financial position.
2. Stay in the market—watch listings, prices, and trends.
3. Be flexible—adjust location, property size, or type if needed.
4. Even if it takes longer than expected, staying prepared means, you’ll be ready when the right opportunity comes along.

Final Thoughts
Buying a home isn’t always a straight path. There may be bumps, delays, or disappointments—but with smart preparation and the right support team, you can succeed.
Whether you’re just starting to look or already making offers, stay informed, stay realistic, and stay patient. Your first home is out there.

Next Step: Make a list of your top three priorities in a home. Use that to help guide your search and avoid emotional decisions.
www.savvyhouz.co.nz/contact.html
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​Book now 0n +64211432995                                                                                                 www.savvyhouz.co.nz

Hiring a house inspector? Be smart. The industry is unregulated, and not all operators are trustworthy. Protect your investment by asking the right questions before you commit.

✅ Key Checks Before You Book
1. Who’s Actually Doing the Inspection? Don’t assume — ask who’s doing the job and check their qualifications. 🔍 Verify their LBP status at www.lbp.govt.nz
2. Are They Members of a Recognised Industry Body?
Membership shows commitment to standards and accountability. Look for associations like:

• MIANZ – Master Inspectors Association of NZ
• NZIBI – NZ Institute of Building Inspectors
• BOINZ – Building Officials Institute of NZ

3. Is the Business Transparent? Look for full names, a physical address, and proper contact details.
No info = red flag.
4. Are They Insured?
Always ask to see the current certificate of currency.
✔ Professional Indemnity Insurance – covers inspection errors or omissions
✔ Public Liability Insurance – protects against property damage or injury during the inspection
5. Ask for a Sample Report Check their attention to detail before you trust their judgment.
6. Know What’s Covered Get a clear list: structure, moisture, insulation, electrical, plumbing, etc.
7. Follow-Up Support Will they answer questions after the report? A good inspector should.
8. Check Their Reviews Look at:
• Latest, oldest, and lowest ratings
• Specific feedback, not generic praise
• How they handle negative reviews

⚠️ Final Word: Don’t Get Burned There are “cowboys” out there. A cheap, unqualified inspector can cost you far more in missed issues. If a business hides their identity, that’s a warning sign. Take the time to check. It’s worth it.

Buyer beware.
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Get savvy! Call Savvy Houz Inspection +64211432995 

Buying a home is one of the biggest financial decisions you'll ever make — and having a pre-purchase building report can be the difference between a wise investment and an unexpected money pit. Here are six detailed reasons why this report is an essential step in your property-buying journey:

1. Uncover Hidden Issues Before It's Too Late
At first glance, a property might look like your dream home — freshly painted walls, well-kept landscaping, modern fixtures. But beneath the surface, there could be serious problems that aren't visible during a casual walk-through.
A qualified building inspector can uncover structural damage, termite activity, poor drainage, faulty electrical wiring, plumbing leaks, mold, and other moisture-related issues that could jeopardize your investment. Catching these early can save you from expensive surprises down the track.

2. Avoid Unexpected & Costly Repairs
No one wants to move into their new home only to discover a leaking roof or a sinking foundation. A pre-purchase building report gives you a clear picture of any repairs that may be needed — now or in the near future.
With this insight, you can make a well-informed decision and factor repair costs into your budget, potentially saving thousands of dollars and a whole lot of stress.

3. Negotiate Better Terms & Price
Knowledge is power when it comes to negotiation.
If the building report identifies problems — big or small — you can use this as leverage to negotiate a better price, request that repairs be made before settlement, or ask for conditions to be added to the contract.
This puts you in a stronger position to strike a fair deal and ensures you’re not overpaying for a property that needs more work than expected.

4. Ensure the Property Meets Building Codes & Standards
Not all renovations or additions are created equal. Some might look good but could be illegal or non-compliant with local building regulations.
A building inspection will identify any work that doesn’t meet code, hasn’t been approved by the relevant authorities, or poses a safety risk. This protects you from future legal hassles, fines, or the cost of having to fix or remove non-compliant structures.

5. Plan for Future Maintenance
Even if the property is structurally sound, it will still need maintenance over time — especially if it’s an older home.
A building report doesn’t just highlight current issues, it can also flag upcoming maintenance concerns like aging roofing materials, deteriorating paint, minor cracks, or outdated plumbing.
Knowing this in advance helps you prepare a realistic long-term maintenance plan and budget accordingly.

6. Gain Confidence and Peace of Mind
There’s already enough stress involved in purchasing a home — don’t let uncertainty about its condition be one of them.
A pre-purchase building report provides clarity, transparency, and confidence that you’re making a smart, safe investment. With all the facts on the table, you can proceed with greater peace of mind and focus on the excitement of owning your new home.

Call Savvy Houz Inspection at 021 143 2995
​t. With all the facts on the table, you can proceed with greater peace of mind and focus on the excitement 

What is asbestos?
Asbestos is a naturally occurring mineral made up of many small fibres. These fibres are very strong and are highly resistant to heat, fire, chemicals and wear.

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Past uses of asbestosIn the past, the special properties of asbestos made it popular for:
asbestos-cement sheet cladding, roofing and drainage pipes
backing material for floor tiles and vinyl sheets
insulation board for thermal protection (eg, around fire places)
textured ceilings and sprayed-on wall surfaces
lagging for insulation around pipes, heaters and hot water cylinders
vehicle brakes and clutches
textiles
spouting and guttering components.
Asbestos was also used in household items, such as:
oven gloves
ironing board pads
simmer mats for stoves
fire blankets.
Asbestos was mainly imported and used before the 1980s. Once the health risks of asbestos were known, its use was gradually stopped, and other materials replaced it. However, products and appliances with asbestos content may still be around, particularly in homes built before 1984.
Kinds of asbestosThe most common types of asbestos fibre you are likely to find are:
chrysotile (white)
amosite (brown)
crocidolite (blue).
The colour differences are very slight and laboratory analysis is needed to identify different types of asbestos fibre.
It is now illegal to import these three types of asbestos in their raw fibrous states and any manufactured items that contain asbestos.

https://preciseconsulting.co.nz/contact/christchurch-branch/

Call today 021 143 2995

From January 2025 all Pre-purchase & Pre-sale house inspection services at Savvy House Inspections will include the EQC Scope of Works - reviewed if necessary at no extra cost (Normally $195incl gst per EQC claim number) This is great news and a huge saving for the Savvy home buyer! Don't miss out book your inspection today!

The benefits of having your properties EQC Scope of Works Reviewed?
1: Verify the Quality of Repairs - Ensure that all EQC repairs have been completed to a high standard, with no substandard or botched work on the property.
2: Identify Incomplete Work - Confirm that all necessary earthquake-related repairs have been thoroughly addressed, leaving no damage overlooked.
3: Maximise Your Entitlements - Gain clarity about your rights and ensure you receive the full compensation you're entitled to from EQC.
4: Enjoy Peace of Mind - Rest assured that you’re not taking on a property with hidden, missed, or poorly repaired earthquake damage.

Call Us first! +64 21 143 2995

With summer taking its own holiday today for a lot of the country, we could hear the whir of bathroom heaters starting up this chilly morning.
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But the events of last week served as a reminder to recheck your bathroom heater.
In the space of 24 hours crews in Christchurch attended two separate house fires involving Serene bathroom heaters. This follows a spate of similar fires involving Serene bathroom heaters last year.
Work-safe have issued a number of notices in relation to safety concerns with Serene bathroom heaters which is linked below.
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If you have a Serene bathroom heater in your home:
• Check if your heater is a Serene heater with the model number S2068.
• If you have this heater, do not use it! Serene S2068 heaters are unsafe. Testing has found these heaters are non-compliant with safety standards. A series of fires and overheating incidents are associated with these heaters.

• If it is installed in your property, get an electrical worker to make it safe by isolating it from the electrical supply, or contact your landlord to arrange this, and they can dispose of it safely.
• The model number is located on a sticker on the top side of the heater. This can be difficult to read. A good tip to view the model number is to use your phone camera in selfie mode to view and take a photo of the label.

• There is a significant risk of people being seriously harmed or property being damaged through use of these heaters.

• If your heater is a Serene model S207T or S2069, Energy Safety considers there is a low risk from continued use. However, if you observe an unusual smell or noise from the heater, do not use it and contact an electrical worker to check it over.

If you have any bathroom heater it is important to give it a vacuum from time to time to remove dust buildup. Bathroom heaters should not be left running when the bathroom is not in use.
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https://www.worksafe.govt.nz/.../further-action-on.../...

​Call us today: +64211432995 - [email protected]

Dear Dean
We are so thrilled, that we couldn't wait until the 15th November to announce that savvyhouz has been awarded the 2024 Winners Award for:



Most Trusted

• Building Inspection Company in Christchurch 
• Runner up Most Trusted Business in Christchurch
• Construction/Trades & Engineering Company


• This year has been our biggest yet, with more than 2,500 eligible businesses across New Zealand and nearly 10,000 reviews and comments from the public. It's been an incredible turnout, showcasing a highly engaged community.

Our award results are entirely unbiased, based purely on the number of verified votes received over the past 12 months. Only qualified, verified, and active businesses participated, making this achievement even more special.

Next Steps:

1. Celebrate with Your Team: Share this great news with your staff and take a well-deserved moment to enjoy this accomplishment.
2. Download the official 2024 Most Trusted Winner's logo for use in your branding and marketing.
3.  If you've won in prior years (either 2 or 4 years in a row), you can download our exclusive "3 Years Running" or "5 Years Running" winner logos to highlight your ongoing commitment to excellence.
4. Stay tuned for certificate & trophy ordering email. 
5. PROMOTE YOUR VICTORY! ​

The best building inspectors in Christchurch

Last updated: 10 October 2024
Choosing a building inspector in Christchurch can be tricky. There are dozens of options and most of them offer a fairly similar service, at a comparable price. 
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That said, buying property is a huge decision, not to be taken lightly, and a good building inspector can make all the difference.To make your search a little easier, we’ve rounded up five of the best reviewed building inspectors in Christchurch. 

1. Savvy Houz inspections
211 five star reviews on Google. 
Building reports from $590 incl GST*
Additional services: Building inspections, moisture screening, subfloor inspections via robot, thermal imaging, floor level reports and EQC claims. 

Savvy Houz Inspections have the best reviews of any building inspector in Christchurch. Customers praise their easy to follow, colour coded reports, thorough inspections, fast turn around times and reasonable prices. Many reviewers mentioned Dean’s over-and-above service and 24 hour turnaround.

What should a building inspector look at? When your building inspector visits the property they’ll look out for all visible issues, defects and possible maintenance requirements in the property. That could include signs of weathertightness problems, structural problems and much more. 

Once they’ve visited. they’ll provide a report, which will usually go room to room and comment on the condition of each space. Photos are usually provided with descriptions of any issues spotted and (sometimes) recommendations on how to fix the problems. Your report should cover:

• Inside the property: the floors, walls, ceilings, kitchen cabinetry, fixtures and fittings (most inspections do not test appliances).

 

• The condition of the roof guttering, and chimneys. 

 

• Any visible signs that indicate the condition of plumbing or drainage systems.

 

• Any visible signs that indicate the condition of electrical systems. 

 

• Exterior structures, any sheds, garages, sleepouts. Fences, paths, paved areas, decks and the property grounds. 

 

• Underfloor spaces: the foundations, timber framing, piles and ground moisture. 

 

• Ceiling space, insulation and timber framing. 

Every inspection is different, but some won’t cover outbuildings like sheds, fences around the property, or spaces such as the underfloor or ceiling if access is limited. Make sure you ask your inspector if you’d like them to look at any areas separate to the main property. 
If you need more detail it's worth asking the building inspector.

What to expectWhen you get in touch with your building inspector, they’ll indicate when they’re free and arrange for access. If you’re selling your home they’ll arrange a time with you, if you’re buying a home they’ll contact the real estate agent or vendor. If the property is tenanted they’ll organise with the property manager. They’ll perform the inspection on the arranged date, then soon after, they’ll provide a detailed report including photos and room-by-room descriptions of the property’s condition. 

After you’ve received the report it’s a great idea to call your inspector and have a chat about what they found. They may be able to provide very rough cost estimates to fix problems, explain parts of the report you don’t understand or give more information on any serious problems. ​

Ben Tutty
​Ben Tutty is a regular contributor for Trade Me and he's also contributed to Stuff and the Informed Investor. He's got 10+ years experience as both a journalist and website copywriter, specialising in real estate, finance and tourism. Ben lives in Wānaka with his partner and his best mate (Finnegan the whippet).

The leaky homes crisis is one of New Zealand’s largest and costliest man-made messes, with estimates that around 174,000 homes were affected. The total cost to fix all of our country’s leaky homes could be as high as $47 billion, according to the experts.
The crisis kicked off in the late 80s, early 90s but unfortunately for home buyers and investors it’s far from over, and these leaky homes are still out there being bought and sold. That means. if you don’t know what to look out for. you could end up with an unsafe property that might cost hundreds of thousands of dollars to fix. 
To make sure you don’t buy a soggy lemon check out our guide to spotting and buying (or avoiding) leaky homes in NZ. 

What are leaky homes? 
Leaky homes are residential properties that are not watertight. These were typically built between 1987 and early 2005 using certain materials and building practices that made homes more vulnerable to leaking, and more at risk of structural damage if a leak occurred.
Affected homes may be excessively damp and mouldy inside and even structurally unsound if the framing timber has rotted. These problems tend to make homes unhealthy to live in, causing respiratory illnesses and infections, exacerbating allergies and affecting the immune system. Leaky homes can also be incredibly expensive to fix - full recladding can cost hundreds of thousands of dollars. 
Needless to say, leaky homes are best avoided in most cases. 

What caused the NZ leaky homes crisis? 
Countless factors contributed to the NZ leaky homes crisis, each making the problem worse. It all started in 1987 when monolithic or plaster cladding re-emerged as a popular building material, then got progressively worse thanks to a mix of bad legislation, shoddy materials, poor workmanship and risky design practices.
Monolithic cladding, or plaster 
Monolithic cladding, otherwise known as plaster cladding, is often named as the main culprit of the leaky homes crisis. This material tends to crack slightly if not maintained properly, allowing moisture into the frame below and progressively getting worse. Monolithic cladding gave homes a smooth, seamless look that was in fashion at the time - but it turns out that look wasn’t conducive to watertightness. If you’re considering buying a home that looks like this, it’s worth investigating further as it may be at a high risk of leaking. 

Not all plaster homes leak, but they may be at a higher risk. 
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Shoddy building practices 
The majority of homes in Aotearoa New Zealand don’t have watertight exterior cladding. In fact, most exterior claddings are not 100% waterproof and a small amount of rain or other water may leak through inside. This isn’t a problem as long as there’s a gap or cavity between the exterior cladding and the framing that allows the water to dissipate. 
From 1987 onward builders started to fix monolithic cladding directly to the timber frame behind it, with no cavity. That meant that when the cladding leaked, the timber framing behind and the inside of the home could become damp or even rotten, compromising the structure of the property. The moisture could then leak through to interior cladding, insulation and interior flooring.

To make matters worse, untreated kiln dry timber was permitted by the building code from 1996 onward, which meant that when the cladding leaked the timber had no protection from the moisture and quickly became damp. For most of these buildings their one line of defence was a special waterproof paint that tended to work at first then fail after a few years. 
Risky designs 
According to building experts, there are several design features that increase the risk of leakiness and are worth looking out for. These include:

• Flat roofs or roofs with parapets (mini walls at the edge of the roof).
• Roof to wall junctions.
• Lack of flashings on windows and penetrations (flashings are thin pieces of thin material installed to prevent the passage of water through a joint in a building). 
• Decks over living areas. 
• Low ground clearance, or level of ground inside is above interior floor level. 
• Complex designs: the more complex the design, the higher the risk. 
• No eaves: homes with wide eaves are at lower risk than those without. 

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While having these features doesn’t mean a home is leaky, it does indicate that the property may be a high risk and further inspection is required. 

How can I spot a leaky home? 
If you’re in the market for a property you should always keep a close eye out for leaky homes. Here are a few things to look for. 

If you keep your eyes open during a property inspection you may be able to spot signs that a home is leaky. 
Risky periods for leaky buildings 
The first thing to consider when looking out for leaky homes is when the property was built, as the highest risk period is between 1987 and early 2005, according to Prendos:

Before 1987: low risk.
1987 to 1996: high risk. 
1996 to early: 2005: high risk. 
2005 onward: low risk.

Homes built outside these high risk periods can still be leaky, so you still need to do your due diligence when buying. 
Warning signs for leaky homes 
You should always have a building inspection done on a home before you purchase it as this will alert you to any signs that it’s leaky. According to Building Performance NZ, these may include:

• Sagging of ceiling linings. 
• Corrosion of fixings such as screws and nails. 
• Discolouration of materials such as skirtings or architraves. 
• Mould or fungi forming. 
• Uneven floor surfaces and lifting of floor coverings. 
• Swollen materials such as skirtings. 
• Evidence of no cavity between cladding and framing in the LIM report.

You may even notice visible cracking of the cladding, a slightly damp feeling in the carpet (if you’re barefoot) and a musty smell. While you can look out for these warning signs, many leaky homes may not appear leaky at all. That’s why it’s so important to purchase a building inspection before buying any home, and ask your inspector to pay special attention to moisture levels and whether the home has a cavity between the cladding and the frame. If you suspect a home you’re looking at may be leaky it could even be worth purchasing a specialist water tightness inspection, which will investigate the property’s cladding in more detail. 

Not all plaster homes are leaky but they should be approached with caution. 

How much do leaky homes cost to fix? 
Many Kiwis still buy leaky homes, despite their terrible reputation and the high level of risk. The fact is, if the land it's built on is valuable enough, and the price is very low, a leaky home can still be a good buy, if you know what you’re doing. 
However, it’s worth considering that fixing a leaky home can cost $330,000 to $380,000 on average, or over $500,000 in the worst case scenario, according to Opes Partners. 
What’s more, the bank may not lend according to the future value of the house once it's fixed, so it may be difficult or impossible to borrow the money needed to fix the property. That means you’ll need cash or usable equity to fix up the property, a process that could take anywhere from three months to over a year. 

Should I buy a monolithic cladding or plaster house? 
Monolithic cladding and plaster homes aren’t all bad. But if you’re looking at a home that has this type of cladding it’s important to investigate further to ensure that it’s not a leaky home. If the home does not have a cavity between the cladding and the framing, chances are that it will leak at some stage even if it hasn’t yet. Plaster homes built post 2004-2005, that do have a cavity, may be ok. 

If you find a home that doesn’t have a cavity and shows evidence of leaking, you should take great care when buying. These homes can still be a good deal, but they should be priced extremely low to factor in the potentially huge cost of recladding. Before buying you should hire a building inspector and surveyor, get detailed quotes for repairs, and be certain that the home will be worth at least as much as the repair, plus purchase price once you’ve refurbished it. 

*We hope this article has provided some helpful information. It's based on our experience and is not intended as a complete guide. Of course, it doesn’t consider your individual needs or situation. If you're thinking about buying or selling a property, you should always get specific advice, especially if you suspect it’s leaky.

​Ben Tutty 
Ben Tutty is a regular contributor for Trade Me and he's also contributed to Stuff and the Informed Investor. He's got 10+ years experience as both a journalist and website copywriter, specialising in real estate, finance and tourism. Ben lives in Wānaka with his partner and his best mate (Finnegan the whippet).

Savvy Houz Inspections - www.savvyhouz.co.nz - 021 143 2995