Brand New Doesn't Mean Problem-Free: Why Even New Builds Need a Building Inspection in NZ
There's a common assumption among homebuyers that a new build is automatically a safe bet. After all, it's fresh off the tools, backed by warranties,
Pre-settlement and new build inspections in Auckland
A pre-settlement inspection checks a newly built or off-the-plan home for defects before you settle, which is the cheapest moment to have them fixed because the builder is still obliged to put them right. Ours is a full NZS 4306 inspection by a Licensed Building Practitioner, from $600 + GST for a 1 to 2 bedroom home.
New does not mean defect-free
A code compliance certificate confirms the council is satisfied the work complies with the building consent. It is not a check of finish and workmanship on the day you take ownership. On one brand-new Auckland townhouse we found head flashing, roof gutter, retaining wall drainage and surface water defects before settlement, all things the buyer could have the builder fix at no cost to them.
When to book it
Book once the home is finished and before your settlement date, leaving enough time for the builder to fix what the report finds. If you are buying off the plans, the pre-settlement inspection is usually your first chance to see the finished home in detail, so it is worth having a professional with you.
What it covers
The same twelve areas as any pre-purchase inspection: roof, weathertightness, moisture, subfloor and foundations, plumbing, electrical, structure, cladding, windows and doors, interior floors and walls, ceilings and insulation, and site drainage. The Premium inspection adds a drone roof inspection and thermal imaging, which is useful on multi-storey townhouses where the roof cannot be seen from the ground.
Fixed pricing
New Build & Pre-Settlement pricing
All prices exclude GST. All reports meet NZS 4306 and include weather tightness assessment and moisture testing.
Standard Property Inspection & Report
A full pre-purchase or pre-sale building inspection covering all accessible areas.
1–2 Bedroom
$600
plus GST
3–4 Bedroom
$650
plus GST
5–6 Bedroom
$750
plus GST
6+ Bed / Architectural
$1,200
plus GST
Report Delivery
Choose your delivery speed
Standard delivery is within 48 hours at no extra charge. Need it sooner? Choose an express option when you book.
48 hr
Included
24 hr
+$99 + GST
12 hr
+$199 + GST
6 hr
+$299 + GST
Common Questions
New Build & Pre-Settlement questions
How much does a pre-settlement inspection cost?
The same as our pre-purchase inspection: from $600 + GST for a 1 to 2 bedroom home on the Standard inspection, or from $800 + GST on Premium, which adds a drone roof inspection and thermal imaging.
Do I need an inspection if the home has a code compliance certificate?
It is still worth it. A code compliance certificate means the council is satisfied the building work complies with its consent. It does not guarantee the finish, or that nothing was damaged or left incomplete, and those are the defects a pre-settlement inspection finds.
When should I book a pre-settlement inspection?
After the home is finished and before settlement, leaving enough time for the builder to fix what the report finds. Standard report delivery is within 48 hours, with faster options if settlement is close.
What do you usually find on new builds?
On one new Auckland townhouse we found head flashing, roof gutter, retaining wall drainage and surface water defects before settlement. Flashings, drainage and finishing details are common, because they are where rushed work shows.
Do you inspect new townhouses and apartments?
Yes. We inspect all residential property types, including new standalone homes, townhouses, units and apartments, across Auckland and Rodney.
Further reading
Guides for this inspection
Understanding Your Inspection Report: Key Terms Explained
Inspection reports use a lot of technical language. We break down the terms you'll see most often, so you know exactly what your report is telling you
5 Common Issues We Find in Auckland Villas
From subfloor moisture to ageing wiring, here are the defects our inspectors find most often in Auckland's character villas.
Brand-New Auckland Townhouse: Multiple Defects Found During an Independent Building Inspection
See what an independent Auckland building inspection found in a brand-new townhouse, including drainage problems, a high sump, standing water, roof dr
Ready to book?
Fixed pricing, Licensed Building Practitioners, and we arrange access with the agent for you.