61 Sunny Crescent

• Does the building have insulation that is up to current standards?
• The piles and foundations under the building can deteriorate over time, so check they are still in good condition and are properly braced for earthquakes.
• Check for obvious structural issues, for example, sloping or sagging floors, cracks in the walls and buckling near windows and doors.
• Borer can be found in building timber and can cause structural issues.

Some buildings built during this period used materials, construction methods and design elements that led to moisture getting between the cladding and the inside walls. These buildings are known as ‘leaky buildings’.

For more information:

• Check the local council files, including the LIM report.
• Consider getting a property inspection by a qualified property inspector.
• To read more about house insulation requirements visit the MBIE website.
• Ask the real estate agent (or the seller if it is a private sale).

• Check for dents and other damage.
• Check there is easy access to areas of the building exterior that need regular maintenance.
• Check that the cladding isn’t in contact with the ground or plants — moisture from these can cause damage.

In New Zealand, many different types of cladding are used on houses and apartments.

For more information:

• Local council information and the LIM report.
• Consider getting a property inspection – this should help you identify any potential issues with the cladding and should give you a good indication of what maintenance you’ll need to do in the future.
• Talk to the real estate agent (or the seller, if it is a private sale) to see what information they can provide about the construction, maintenance and treatment of the cladding.

You can also compare the current layout with the floor plan on the property file held by the council. Any differences between the two should have the proper building consents. If the owner or a previous owner has added a deck, garage or sleepout, check that the consents are on file.

Work that should be consented
Building work that may require consent includes:

• alterations, additions and many structural repairs
• demolition of buildings and structures
• the removal or relocation of buildings
• site work, for example, earthworks for a new extension
• fences over 2 metres high
• installing a swimming pool or spa pool.

• Corrosion can occur from salt, dust or sand deposits catching under the ridge flashings — check the roof ridges.
• Check for blocked downpipes or guttering, which can lead to water damage to the roof and foundations.
• An old TV aerial that is no longer required may not be maintained and could break in a storm or cause damage to the roof.

Iron and steel — including corrugated and long-run. These roofs last between 40 and 70 years, depending on what they’re made of, the environment and regular maintenance.

An iron or steel roof will need to be repainted or re-chipped every 10 years to ensure the roof remains watertight.

For more information:

• If you’re getting a property inspection from a qualified property inspector, you need to know if a roof assessment is included — most building reports don’t include the inspector climbing up on the roof to inspect it.
• Check the inspection includes the ceiling space.
• Some real estate agencies use drone photography — if you have aerial shots of the property, ask the property inspector to zoom in and look for problems.
• If the property is on a slope, try and get as high up as possible to see the top of the roof. In multi-storied properties look out of the window to check the roof below.
• Talk to the real estate agent (or the seller if it is a private sale) to see what information they have about the roof’s history, construction and any maintenance that has been carried out.

• Is the chimney adequately connected to the house at each storey and to the roof?
• Is there anything inside the ceiling to stop bricks falling through?

For more information:

• It’s a good idea to have any chimneys inspected as part of a property inspection because bricks or masonry may have been damaged or weakened over time.
• You can also ask the real estate agent (or the seller if it is a private sale) if there has been an EQC claim on the chimney due to any earthquake damage, and if so, whether it has been repaired or maintenance has been carried out on it.

To read more about EQC claims visit the EQC website.

• Check if any of the neighbouring hills, buildings or trees affect the sun on the property.

If the property is near to hills, think about how that will affect how much sun the property gets at different times of the year. Check the orientation of the property with respect to the winter sun.

For more information:

• The LIM will provide information on issues with the land, stormwater and sewage drainage.
• Check the property file at the council to look for information on where the drainage pipes are.
• Visit the property when it’s raining. This will give you a better idea of how/where the water drains to/from.

For more information:

• Check with the local council for information about areas of land that might be at risk of earthquake damage.
• Consider getting a property inspection report by a qualified property inspector who should identify possible issues.
• Check whether you can get insurance on the property.

If you have a freehold property, you own the land and (generally) anything built on the land unless there are any registered or unregistered interests. Examples of interests that might restrict the use of the property include:

• easements that give neighbouring property owners or utility providers the right to use part of your land to access or connect to services
• covenants that limit what type of building can be on the property
• restrictions under the Resource Management Act 1991
• whether the land is Māori freehold land.

Ask your lawyer or conveyancer to review the record of title (also known as the certificate of title), which contains the property’s legal description, details of its ownership and the rights and/or restrictions registered against it.