Builder's report

A builder's report — more properly a pre-purchase property inspection — is an independent written assessment of a property's physical condition, prepared by a qualified inspector.

What it typically covers

Structure, roof, cladding, subfloor, moisture readings, joinery, decks, drainage visible from the surface, and the general condition of services. Reports prepared to NZS 4306:2005 follow a defined scope.

What it does not cover

• Anything not visible. Inside walls, under floor coverings, inaccessible roof spaces.
• Non-invasive moisture testing only, unless you specifically commission invasive testing
• Compliance and consent history — that is what a LIM is for
• Usually not a valuation or a repair cost estimate

How to read one

Reports frequently list many minor items alongside a small number of significant ones. Distinguish between maintenance you would expect on a property of that age, and structural or weathertightness issues that carry real cost.

If a report flags something serious, get a specialist — a weathertightness assessor, engineer or drainlayer — rather than relying on a general inspection.

Common misunderstanding

Not all inspectors are equal. The industry is not licensed in the same way as building work. Check qualifications, insurance, whether the report follows NZS 4306, and whether they carry professional indemnity cover.

A clear report is not a warranty. It is an opinion about visible condition on the day.

Don't use the agent's recommended inspector without checking. You want independence.

Related terms

Last reviewed: 1 August 2026 · ---

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