DIY Building Inspection Checklist

Are you looking for an ‘unofficial’ DIY building inspections checklist in NZ?

When you first inspect a house, you generally look at the property from an emotional point of view. That’s normal.

Following your first ‘emotion’ inspection, you then need to look at the property with a ‘next step’ set of eyes. Take the list below with you and see if you can detect any initial ‘red flags‘ before you call in the profession inspectors!

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NOTE: Do not make any purchase decisions based off this list, because it doesn’t include moisture testing procedures, or the experience of a qualified inspector. This list only serves as a guide to help you view the property from a different angle with areas to look at which you may not have thought of yourself. Always use a professional building inspection company prior to purchasing a house!

OUTSIDE:

The Garden

Check the general condition of fences and gates. Is there any visual evidence of rot, bora etc?
Are there any large trees to close to the house? The root system of the trees could potentially cause structural cracks to the home , particularly in brick or veneer homes, and concrete slabs.
Are there any ‘sharp’ or ‘poisonous’ trees on the property that would be dangerous to kids?

Out-Buildings – Garages, Sleep outs, Granny Flats

Does it look like the structural integrity off any external walls is sound? Any swollen skirting boards? Mould?
Look for low hanging wires, exposed wires around power points, any potential fire hazards?

Outside Walls

Carefully inspect the walls to ensure that they are straight. Stand at one end of the home and look down the line of the wall. In timber houses, sagging weatherboards could mean the timber piles supporting the home may have rotted, or concrete piles or brick piers have subsided.
Check for rotten weatherboards, window frames, doors and verandah posts. Sometimes weatherboards have been recently painted, but there is actually rot sitting under the thin coat of paint!
Thoroughly check for cracks in the mortar between the bricks. Also check to see if it’s crumbling away.
In the case of a brick house, check the weep holes between the bricks nearest to the ground are unblocked.
Take a look up at the soffits around the home. Are they mouldy, sagging or fitted incorrectly?

On the Roof

Lean your ladder against the guttering and look for a wavy roof line.
Look for broken roof tiles and loose ridge and valley tiles.
Check that corrugated iron sheets are in good condition and well nailed/screwed down.
Ensure that valley and eaves guttering are free from holes and rust. Even small holes can create large leaks.
Make sure that flues and chimneys are structurally safe and the flashings around them are secure.

Under Timber Floors

Look under the floor for props or bricks holding up the floor instead of stumps, piers or dwarf walls
With timber piles, look for piles with the heaviest water stain.
Inspect timber framing and floors generally for rot, mould and evidence of bora.
Check to see that the ground is not excessively wet. This can case rising damp.
If you are in any way unsure about bora, the house should be checked by a specialist.

In the Roof Space

Look for sagging roof framing, cracked or broken tiles, rusty iron roofing and leaking ridges or valleys.
Check for shoddy or damaged electrical wiring. Do not touch!
A pungent odour or rat-like droppings could indicate the presence of vermin.
Note whether or not the ceiling has been insulated. What type of insulation.. pink batts, spray insulation?

Concrete Floors

Although the underside of the concrete floors cannot be inspected check if there is any exposed perimeter to ensure that the plastic waterproofing membrane is not exposed.

INSIDE:

These checks should be carried out in each room of the house.

Timber Floors

At regular intervals, jump lightly on the floor to detect any rotten floorboards, borer infestation or looseness in the floor framing.
Check to see if the floors are level, or there are gaps between floor and skirting. If piles or piers are sinking, floors will always fall away from fireplaces or brick walls.

Concrete Floors

Look for signs of dampness, such as lifting or buckling floor tiles and rotten carpet.
Ducted heated systems are millimeters wide, they could indicate a significant structural problem.

Walls

Check that walls are straight and true.
Look for cracks and general movement and be particularly wary of freshly painted or wallpapered areas. Any signs of leaks?
Carefully inspect brick walls for signs of dampness.
Tap solid brick walls for a hollow sound or a change in tone.
Look for cracks beside chimneys and look for doorways and windows that aren’t square, or are jamming.
Lightly tap walls and tiled surfaces with the handle of your screwdriver.
Look at all skirting boards. Is there any swelling consistent with moisture damage?
Is there a cavity system behind the wall, or is the external cladding fixed directly onto the timber frame?

Ceilings

Check that ceilings are straight and true, and look for cracks or signs of movement at the cornices.
Look for water stains and mould growth which could indicate excessive condensation, roof leaks or missing insulation.

Windows and Ventilators

Make sure that windows can be opened and check for broken window panes.
Check for excessive condensation and mould growth on windows and walls. Look at the back of curtains for mould… this would indicate the room condensates, therefore it may be a damp room.
Are the windows single glazed, or double glazed?
Any rot on the window sills?

Electrical Systems

Check that the light switches and power points work.
Test all power points with the tester.
If you are at all in doubt about the condition of the electrical system, you should have it checked by a qualified electrician or thermal imaging.

Plumbing Systems

Check all plumbing fittings for cracks or leaks.
Test the water pressure in hot and cold taps.
Partially fill the bath or laundry tubs and observe whether or not the water drains away properly.
Look for damp ground in the vicinity of the drains.
Check for dampness and soft soil where down pipes meet the ground.

General

Examine the house for appropriate room layout, orientation to the sun, views, relation to neighbours, traffic noise, and if not optimal, whether the house can be improved at an affordable cost.

Renovations and Extensions

If the house has recently been renovated, or if extensions have been carried out, check with the local Council to ensure that a CCC was obtained. Illegal alterations could become your responsibility, particularly if they contravene the building regulations. Some older homes had extensions built in the 90′s and early 2000′s when they used alot of untreated timber framing. Untreated timber can rot fast if exposed to any moisture.

If you are buying with a view to doing extensions in the future, check Council requirements for set-back distances, maximum site coverage and restrictions on types of construction. You may need to seek professional advice.

If you require a moisture test on the home, call us for a free quote!

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Client Comments... (All testimonials can be verified as true and correct... updated in 2011)

I enlisted Dean’s services 2 days prior to “D-day” of us purchasing our first NZ home. Dean proved to be an extremely efficient and knowledgeable technician. He has a very good understanding not only of his specific field, but also of general building requirements. He was easily able to spot, and talk me through, existing as well as potential problems, and was very open to answering the myriads of questions I fired his way. Most importantly, he gave me non-biased answers, allowing me to make an objective decision regarding the purchase of a potentially leaky home. Thanks again for excellent service Dean! Simone P - Titirangi

We have lived for some time in an old weather board cottage which we have renovated over a period of years. Recently we discovered a leak, so we googled “find a leak” and found a comprehensive and detailed website of the same name. Next we spoke to Dean and an appointment was made. He was punctual, courteous and his experience was obvious. His thermal imaging equipment is ‘state of the art’ and the source leak was quickly detected.

Dean was able offer practical solutions which we can act on with confidence. As a result of this experience we would recommend the use of his skills before the sale or purchase of any property to be reassured as to the integrity of the property. Dean is personable, a superb communicator and a true professional. Maggie & David M - Waiatarua

Dean was very professional and I would highly recommend anyone that is thinking of buying a property to get thermal testing done. Fortunately it was by pure chance that I even knew these tests were available after speaking to my neighbour and he advising me. The house we were looking at had water leaks and Dean has saved me many thousands of dollars in the long run. David G - West Auckland

Dean is a very professional and friendly guy. He goes step by step through the process which is very valuable. When he finds a potential problem he immediately notified to me and discussed with me in details on what actions could be taken. Anyway no major problems were detected in the property I wanted to purchase. However I greatly advice anyone to obtain Dean's professional service to make sure the property is in a satisfactory condition. Robbie P - Glen Eden

Thank you very much for the great service, very professional and appreciated the time taken to explain the process. Very glad to know that with all the stigma that goes with plaster houses, ours is not a leaky home. The report has helped pin-point some areas for maintenance which we plan to undertake sooner rather than later..Thanks again. Heather M - Maraetai

We were a bit apprehensive about what the leak detection might find, but found Dean’s confident, friendly and very capable approach extremely reassuring. While we were greatly relieved by the findings concerning the exterior of the house, Dean’s thoroughness in looking also for internal issues uncovered a surprise bath leak. Thanks Dean for solving the mysterious odour that’s been bothering us for the last 6 months! We highly recommend Dean to anyone with even the slightest concerns regarding moisture in their homes. Kevin - West Auckland

Thank you Dean for your prompt service. I was given 2 days to have a Building inspection done which found some dampness in the house. It was well worth the money spent as Dean found some other damp issues. He was very thorough and very informative and even though there were issues with the house they were all fixable so I was then able to re negotiate the purchase price. I would recommend anyone buying a house- any type of building structure to have ’Thermo Imaging’ as part of a building inspection. Thank you once again. Maree, Glendowie

We had some concerns about a recently renovation house including a lower basement. Being nosey I popped around to join Dean on his inspection. Apart from enjoying meeting him, Dean was enormously informative, approachable & friendly, I found the technology & information I gleaned fascinating. Fortunately, we identified no significant issues with the property. It gave us great peace of mind & we can enjoy our new home knowing we have bought a dry, water tight property with with hidden surprises. Thank you Dean for your help & reassurance. To my mind it is certainly worth the modest sum versus potential costs you could incur which could also mar one of most expensive purchases of your life.. Diane - Devonport

Read 20 more testimonials Here!