A builders report is a written, independent assessment of a property's condition, prepared by a trade-qualified building inspector. In New Zealand, it is the same service as a building inspection — the names are used interchangeably, and a report bought under any of the common names should cover the same ground.
You will need one when you buy, and increasingly your lender will want to see one before it releases finance. Our written builder's reports cover the interior, exterior, and site of the property, including the subfloor and roof space wherever accessible, with moisture readings and photographs of everything we find. We email reports within 24 to 48 hours of the inspection, and all major banks and lending institutions accept them.
What makes ours worth reading is that you are paying for a builder's eye rather than a checklist. Around 78% of all Weathertight Homes Resolution Service claims have come from the Auckland region, and a large share of New Zealand's residential building stock was built in eras with known weathertightness or foundation risk. Knowing which era a house belongs to — and what that era fails at — is most of the job.
MORGAN KIRCHER - OWNER/DIRECTOR
Our written building inspection report — which is what most people mean by a builders report — starts at $499 plus GST for a standard residential property. A verbal builders report, where the inspector talks you through the findings instead of writing them up, starts at $299 plus GST. Across New Zealand, a standard residential inspection generally falls somewhere between $299 and $800.
Four things move the price within that range:
| Service | From |
|---|---|
| Written building inspection report (residential/commercial) | $499 + GST |
| Verbal building inspection report | $299 + GST |
| Methamphetamine screening | $279 + GST |
| Safe and sanitary report | $699 + GST |
We confirm your quote before the inspection, and the figure is based on the property address rather than on what we find when we get there. For the full breakdown of why inspection prices vary, and what the problems we find actually cost to fix, see our guide to building inspection costs. Our full price list is on the services page.
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The written report is the $499 + GST product, and it goes well beyond a quick walkthrough. An experienced, trade-qualified building professional carries out every inspection, and every report is thoroughly documented and signed off by the inspector who completed it. You receive photographs documenting every issue identified, plain-English commentary explaining the findings, and a summary section setting out the significant issues that need attention or specialist follow-up. The report is bank-approved and covered by full indemnity insurance.
Important: a builders report is a visual inspection of accessible areas. On this report we do not remove fixtures, lift floor coverings, cut into linings, or open walls. If we recommend further investigation, it is because the visible evidence warrants it, and we will say what testing should be done. Where applicable, we can arrange moisture testing or separate electrical, plumbing, or structural engineering assessments.
Every inspection covers:
In New Zealand, a builders report and a building report are the same thing. Both describe a written, visual, non-invasive assessment of a property's condition carried out by a building inspector, and a provider quoting you differently for the two names is selling you the same service twice. House inspection is the third common name.
The document that genuinely is different is the LIM:
| Document | Who produces it | What it tells you |
|---|---|---|
| Builders report / building report/house inspection | An independent trade-qualified building inspector | The physical condition of the building — structure, weathertightness, moisture, maintenance and defects |
| LIM (Land Information Memorandum) | The local council | What the council holds on the property — consents, zoning, hazards, rates and any known notices |
A LIM cannot see the building, and a builders report cannot see the council file, so one never replaces the other. For a fuller comparison, see LIM reports vs building reports. If you are buying at auction or under genuine time pressure, our pre-purchase building inspection page covers what to ask for and when it needs to be booked.
Worth being clear about, because expectations decide whether a report is genuinely useful to you:
If you would like to know how to read the document once you have it, our guide to reading a builder's report explains the terms and the report.
Alert Building Inspections provides builders reports throughout New Zealand, including Auckland, North Shore, West Auckland, East Auckland (Howick and Pakuranga), Wellington, Christchurch, Hamilton, Tauranga, Dunedin, Whangarei, Rotorua, Hawkes Bay and Palmerston North. We list every area we work in on our locations page. A trade-qualified inspector attends your property in person, and we email your written report within 24-48 hours.
Standard residential builder reports generally cost $299 to $800. Our written building inspection report starts at $499 plus GST, and a verbal report starts at $299 plus GST. The exact figure depends on the property's size, age, era, and location. We confirm your quote before the inspection — see building inspection costs explained.
None. They are two names for the same product: a written visual assessment of a property's condition by a building inspector, and a house inspection is a third name for it. Some providers use the different terms to imply a different service, but they describe the same thing.
No. A LIM comes from the council and covers the land, the consents and what the council knows about the property. A builders report comes from a building inspector and covers the physical condition of the building. They answer different questions, and most buyers get both.
It is worth having. New builds can have defects too, but the important difference is that a new home is still covered by the builder's guarantee — and once that period ends, it is not. Many buyers arrange an inspection at practical completion, while the builder is still responsible for fixing issues. See our new construction inspections page.
The on-site inspection usually takes one to two hours depending on the size and condition of the property. We email the written report within 24 to 48 hours, and we can provide a verbal report the same day.
Yes, and you should plan for it — auctions are unconditional, so there is no due diligence period to fall back on. We can usually attend at short notice, and where time is genuinely tight, a verbal report from $299 plus GST can be provided the same day.
No. Methamphetamine screening is a separate test from $279 plus GST and is not part of a standard visual inspection. We can carry out both on the same visit if you would like — see methamphetamine testing.
Yes. We are bank approved and carry full indemnity insurance. If your lender needs a written report rather than a verbal one, tell us when you book and we will make sure that is what you get.
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