If you're buying a house in New Zealand, a builder's report is one of the most useful documents you can have before signing on the dotted line. It costs a few hundred dollars and gives you a written, expert assessment of the property's condition. Sometimes it saves you from a six-figure mistake.
Here's what a builder's report actually is, what it covers, what it doesn't, and how to use one in negotiations.
What is a builder's report?
A builder's report (also called a pre-purchase building inspection report or a property condition report) is a written assessment of a property's building condition, prepared by a qualified inspector after an on-site visual inspection.
The industry standard for residential reports is NZS 4306 — Residential Property Inspection. A report that complies with NZS 4306 covers a defined scope so both buyer and inspector know what's being assessed and what isn't.
What does a builder's report cover?
A standard NZS 4306 report covers what's reasonably visible from the inspector's point of view, without dismantling or invasive testing. That typically includes:
- Foundation and subfloor — settlement, cracking, ventilation, moisture
- Exterior walls and cladding — weatherboard rot, cladding integrity, weathertightness concerns
- Roof and gutters — material condition, flashings, signs of leakage
- Interior walls, ceilings, floors — moisture staining, structural issues, finish condition
- Joinery — windows, doors, function and weathertightness
- Kitchen, bathrooms, laundry — visible plumbing issues, age of fixtures, signs of leakage
- Decks, fences, retaining — condition, safety, remedial needs
- Garage and outbuildings — structural condition
What does a builder's report NOT cover?
This is the part most buyers misunderstand. Standard reports don't cover:
- Anything that's not visible without dismantling (behind walls, under floor coverings, inside cavities)
- Electrical wiring (you need a separate electrical inspection)
- Plumbing internals beyond visible pipework
- Drainage and stormwater system details
- Pest / borer inspections (separate specialist scope)
- Asbestos identification (specialist testing required)
- Methamphetamine contamination (separate test)
- Geotechnical / land stability assessment
If you have specific concerns about any of these, request specialist inspections separately — most are run by trades-specific specialists rather than general building inspectors.
How much does a builder's report cost?
Standard pre-purchase reports run $550–$900 for a residential property. Larger homes (over 200sqm) and properties with outbuildings cost more. Commercial property reports are scoped differently and cost more again.
It's tiny money relative to the purchase price you're considering. We'd call it a baseline due-diligence cost — the same way you wouldn't buy a $50K car without a pre-purchase check, don't buy a $1M+ home without one either.
How fast can you get a report?
Most inspectors can do an on-site inspection within 2–5 days of booking, and deliver a written report within 24–48 hours of the inspection. If you're in a tight due-diligence window, tell your inspector — most will prioritise.
Finer Builds aims for 24–48hr turnaround on pre-purchase reports across the Waikato.
Why use a builder, not a desk-based inspector?
There's a category of inspectors who do this work full-time without ever building anything. The cheaper ones tend to come from this group. They have the qualification, but they don't know what a properly-built foundation looks like because they've never poured one.
Builder-led inspections (where the inspector is also an active LBP builder) tend to spot problems faster because they've dealt with them in real life. Our recommendation: use a builder.
A separate but related point: avoid inspectors who also quote on remedial work. There's a clear conflict — an inspector who wants the remediation contract has an incentive to find work in the report. Finer Builds deliberately doesn't quote on remediation from our own reports.
How to use a builder's report in negotiations
If the report flags issues, you have three options:
- Walk away. If the issues are significant or the property has serious weathertightness or structural concerns, this is sometimes the right call.
- Negotiate the price down.Present the report to the vendor with realistic repair estimates and request a price reduction or an “as-is” conditional offer.
- Require remediation pre-settlement. Ask the vendor to fix specific issues at their cost before settlement — usually only works for smaller items.
For real-estate agents
If you're an agent, recommending a fast, honest builder's report to your buyer is a way to actually move deals through — rather than have them stall in cooling-off period. See our real-estate partners page for how we work with agents.
The honest summary
Get a builder's report on any property you're seriously considering. Use an LBP-licensed builder who actually builds. Don't use a one-stop-shop that wants the remediation contract. Use the report to negotiate intelligently — not to scare yourself out of a sound purchase, and not to be reassured into one that has real problems.
Finer Builds does NZS 4306-compliant pre-purchase building reports across the Waikato with 24–48hr turnaround. Book one here.