Whatever you are buying, you are about to invest a large sum of money. You need to know that you are investing wisely. Is the property sound? How much should you expect to spend on future repairs and maintenance? Unless you are experienced in these matters yourself you will need someone who understands buildings and knows what to look for to check that there will be no hidden surprises and to reassure you that you are making a sensible choice. After an inspection you will be able to make a decision with the confidence which comes from knowing exactly what owning such a property will entail.

This is not as crazy as it might seem. Most sellers want to get the best possible deal as quickly as possible. A house inspection can help you to achieve that aim. Often, a report will point out a few small items which need attention. If the seller decides to get them fixed, thereby enhancing the appearance and condition of the property before it goes on the market, the increase in value to the property will almost certainly exceed the costs involved. You will also be able to show the report to prospective purchasers, thus reassuring them and reducing the amount of haggling required to get an unconditional offer. Even if the report reveals major problems you will be forewarned. If the buyers dicover these problems for themselves you will be able to bargain realistically from an informed position. If nothing else, a seller armed with a house inspection report should achieve a considerably reduced negotiation time.

Recent publicity has revealed that even the most modern buildings can have faults in their design and/or construction which will lead to an eventual breakdown of their structure. Most at risk are the so called "Mediterranean style" houses with stucco cladding and especially those with flat roofs with parapets, no eaves and open balconies. If in doubt get someone to check - if there are problems, and they are caught early enough, it could save you thousands of dollars.

The full Anspec-All Homes inspection involves a visual appraisal of every aspect of the building, both internal and external, from the top of the roof to the ground under the foundations. It will assess the overall condition of the property and point out areas needing attention immediately or in the near future. It can also point to the likely long term costs of maintenance. It is a non invasive inspection and therefore cannot cover items which are hidden from view by materials such as earth or concrete, or would require the removal of, or damage to, panels, claddings and floor coverings such as fitted carpets or vinyl. A visual inspection of electrical, gas, water and sewerage systems is included but they are not tested. The full inspection includes a detailed written report itemising each feature of the building and its condition. It has a summary which gives the client an idea of the likely extra costs of ownership.

For prospective purchasers, the earlier in the negotiation process the better but not until you have had a conditional offer accepted. This offer should be made conditional upon a satisfactory building report. Leave enough time before the offer becomes unconditional for you to consider the implications of the report and do some re-negotiating if necessary.

For sellers, you should commission a report in time to give you a chance to rectify any problems before the property goes on the market.

No. The building inspection is solely concerned with the condition of the property. Although this will have some bearing on the value of the property, a valuer will be considering much much more. He will look at such things as the size and style of the property, its location and proximity to schools, land area and extras such as a swimming pool or tennis court. He will know what similar properties in the area have fetched in recent sales and he will have an idea as to which way the market is going. The valuer will give you a report containing a figure that he considers to be a fair price for the property. The house inspector's report will give you an idea of the likely cost of repairs and maintenance for the property. When making an offer, you need to balance the two together.

Only if you have sufficient expertise and experience. Even if you do know something of what you are looking for, it is unlikely that you will remain unemotional and completely objective about the property you would like to buy and this might lead to poor judgement on your part.

Purchasers: you should not automatically assume that you should not buy the property. You are now able to make an informed choice. You may be able to re-negotiate the price or you may find the vendor is willing to carry out the repairs himself. If too much work is involved and your budget is tight it might be better to look elsewhere.

Sellers: hope that the purchasers love the property so much that they are prepared to buy it faults and all. If not, be prepared to do a deal either by dropping the price or by offering to have all or some of the work done at your expense.

No! Purchasers are now able to proceed confident that there will be no unforeseen extras to budget for. You will also have learnt something about the property and its maintenance that may be useful to you in the future.

Sellers will have a report that they can show to prospective purchasers which should reassure them and speed negotiations to a happy conclusion.

A LIM, or Land Information Memorandum, is a document issued by the local council detailing all the information they have available for a particular property. This may cover such areas as the previous uses of the land and its soil bearing capacity, roading issues, details of utilities (water, sewage and stormwater), planning and zoning implications, rating information, history of flooding, erosion, etc., and details of all plans, permits and certificates relating to buildings on the property. Councils usually like to allow 10 working days for the preparation of a LIM report.

Typically the local councils charge the following for LIM reports:
• PNCC - $409
• MDC - $310
• Horowhenua - $220

The answer is yes if you want to minimise the risks of property purchase. However, if you have the opportunity and the time, it is possible to view most of the information which appears in the LIM over the counter in the council offices - a small fee may be payable in some cases. It is the policy of Anspec-All Homes to view the building file for the property being inspected. This is mainly to check whether there has been any unauthorised work done to the property which may have implications for re-sale and insurance.

Permits for unauthorised work cannot be issued retrospectively. However, if the work has been inspected by a suitably qualified person, and a satisfactory report supplied to the council, the council may respond with a letter which states that they are aware of the unauthorised work and they are satisfied that it does not constitute a dangerous structure or is likely to affect health through dampness, lack of potable water, or proper sanitary facilities if appropriate. This letter is what is commonly known as a 'safe and sanitary certificate'. However, it is not a certificate or guarantee and it only relates to the situation at the time of issue. If circumstances change the council would still have the right to insist on the removal of the offending work at some time in the future. This letter should provide some comfort to a potential purchaser because it shows that, at least, the work has been inspected and found to be satisfactory.

Yes. It can be a good idea even if you are not able to be present for the whole inspection which may take from two to three hours. If you get a chance to meet the inspector on site you can ask questions about items that are of particular concern to you. You may also get information on things like general maintenance that might not be included in the final report.

The Anspec-All Homes inspector will be happy to meet you to talk through the report with you.

He will then be able to explain anything that is not clear to you.

Please see our estimate generator here to generate an estimate.

Inspections up to 50km from Palmerston North are free of any travelling charge. Above that, a distance related charge may be made up to a maximum of $50.

If a full written report is not necessary, we tend to give a 25% discount for a verbal only report.

However, the cost should not be a factor in the decision whether or not to ask for an inspection. Any house purchase involves the transfer of many thousands of dollars and for peace of mind the cost of an inspection is a small price to pay. In most cases the cost of the inspection will be saved many times over in the better deal that is negotiated as a result

• For a competitively priced inspection that is both thorough and comprehensive.
• For a detailed report that is easy to understand.
• For an inspection carried out in accordance with NZS 4306 : Residential Property Inspection.
• For a full written report delivered to you within 24 hours of the inspection. For those with email we offer a same day service.
• For an inspector who is experienced, independant and impartial. You can be confident that this is not a builder looking for work or someone retained by a real estate agent to give favourable reports.