A building inspection can save you thousands—or cost you even more if done wrong.
Whether you’re buying your first home in Henderson or investing in property across West Auckland, understanding what not to do during a building inspection is just as crucial as knowing what to do. Morgan Kircher, Managing Director of Alert Building Inspections, with 25 years in the industry, has seen countless buyers make preventable errors that haunt them long after settlement.
Some buyers fall in love with a property and rush to make an offer without a professional assessment. This gamble rarely pays off.
According to Master Builders, approximately 80% of New Zealand homes have at least one defect requiring attention. That weathertight home in Henderson might be hiding moisture issues behind freshly painted walls. A comprehensive building report identifies these problems before you’re legally committed, giving you negotiating power or an exit strategy.
The cost of skipping this step? One Henderson family discovered $45,000 in weathertightness repairs three months after purchase—repairs that would have been flagged in a proper inspection.
Not all building inspectors offer equal value. The cheapest option often becomes the most expensive mistake.
A qualified building inspector in West Auckland should hold relevant certifications, maintain professional indemnity insurance, and demonstrate local knowledge. Henderson’s clay soils and proximity to the Waitākere Ranges create specific foundation and drainage challenges that require experienced assessment.
Morgan Kircher emphasises that experience reveals issues that newly qualified inspectors might overlook. Does your inspector understand how Henderson’s unique topography affects building performance?
Many buyers treat building inspections as a box-ticking exercise and don’t attend personally.
This represents a massive missed opportunity. Being present allows you to ask questions, understand maintenance requirements, and see problems firsthand. Your inspector can explain the difference between cosmetic issues and structural concerns, helping you make informed decisions about repairs and renovations.
Walking through with your inspector also builds your knowledge of the property’s systems—invaluable information for future maintenance.
A general building inspection covers visual assessment of accessible areas, but some issues require specialist attention.
If your inspector recommends meth testing solutions, don’t dismiss them. Research from the New Zealand Drug Foundation shows that remediation costs for contaminated properties can exceed $100,000. Similarly, if asbestos or electrical concerns are identified during a visual inspection, follow through with specialist assessments that can verify compliance and safety issues beyond what a standard building inspection covers.
These additional tests might add to your upfront costs, but they prevent catastrophic financial surprises later.
Receiving an inspection report and only skimming the summary page is surprisingly common.
Every section contains valuable information about the property’s condition, maintenance needs, and potential future costs. Understanding the difference between urgent repairs and routine maintenance helps you budget appropriately and prioritise work after purchase.
Pay particular attention to notes about moisture, structural movement, and any items marked for specialist review. These often indicate the most significant risks.
New doesn’t always mean perfect. Building defects in new construction are surprisingly common.
The Ministry of Business, Innovation and Employment estimates that remediation of leaky buildings has cost New Zealand over $11.5 billion. Even recently built homes in Henderson can have issues with workmanship, materials, or design. A pre-settlement inspection on new builds identifies problems while they’re still the builder’s responsibility to fix.
Don’t waive your inspection rights just because the paint is fresh.
Building inspections focus on physical condition, but local board records reveal the property’s consent and compliance history.
Unpermitted work, outstanding notices, or unresolved consent conditions can become your legal headache after purchase. Cross-reference your building report with council documentation to ensure all modifications were properly consented and signed off.
Henderson properties, particularly older homes that have been renovated, may have compliance issues that aren’t visible during a physical inspection.
Sellers sometimes provide their own building inspection reports. While these can be useful, they’re not a substitute for your own assessment.
Vendor reports may be outdated, potentially biased, or focused on areas that don’t concern you. Commission your own independent inspection to ensure fresh, unbiased information about the property’s current condition.
Your inspector works for you, not the seller, and has your best interests as the priority.
Rushing the inspection process or failing to include appropriate conditions in your purchase agreement limits your options.
Allow adequate time for both the inspection and any follow-up specialist assessments. Your sale and purchase agreement should include conditions that give you the right to withdraw or renegotiate based on inspection findings. Discuss realistic timeframes with your inspector and solicitor before making your offer.
Properties in high-demand areas like Henderson can create pressure to move quickly, but protecting your investment requires proper due diligence.
Learning from others’ mistakes costs far less than making your own. A thorough building inspection, conducted by experienced professionals, attended personally, and followed up appropriately, represents one of the best investments in your property journey.
Morgan Kircher’s quarter-century in the industry has shown that buyers who avoid these common errors consistently make better purchasing decisions, negotiate more effectively, and enjoy greater peace of mind in their new homes.
Alert Building Inspection Services provides comprehensive building reports across West Auckland, Auckland, and New Zealand. Trust our expert inspectors to give you clarity and confidence in your property decisions. For professional building inspection services and expert advice, visit our website. You can also read more articles like this on our blog.