Many New Zealand regions have challenging soil conditions. Clay soils expand when wet, contract when dry, and shift with the seasons. This constant movement places unique stress on property foundations, making foundation inspections not just sensible but necessary for anyone buying or maintaining property.
Your foundation sits below ground level, hidden from view during property viewings. You can’t see settlement cracks forming in concrete slabs. You won’t spot deteriorating timber piles under the house. The signs appear gradually—a door that suddenly sticks, cracks in internal walls, or gaps appearing between skirting boards and floors.
At Alert Building Inspections, our team examines foundations across New Zealand properties. With Managing Director Morgan Kircher’s 20 years in the building industry, we’ve developed deep expertise in identifying the foundation problems that frequently affect properties. We know what to look for because we’ve seen what happens when these issues go undetected.
Most property buyers focus on kitchens, bathrooms, and street appeal. Savvy buyers understand that what sits underneath matters more than what you see above ground. A pre-purchase building inspection with a proper foundation assessment can reveal issues that could cost tens of thousands of dollars in repairs.
We’ve inspected properties where sellers quoted minor cosmetic work needed. Our inspectors have found significant settlement of concrete slabs at corners, causing structural stress throughout the buildings. Repair quotes often range from $30,000 to $40,000. Our inspection fees are typically under $700. Clients avoid problem properties before signing any binding documents.
Foundation issues don’t fix themselves. They worsen over time. A small crack today becomes a primary structural concern within months. During pre-purchase inspections, we thoroughly assess foundation systems—checking for movement, measuring gaps, testing drainage, and identifying potential problems before they become a financial burden.
Properties on reactive clay soils need particular attention. Local council building approval processes include specific foundation requirements, but older properties may not meet current standards. Our inspections identify whether existing foundations still perform adequately or need remediation.
Foundation inspection forms part of our complete home inspection service. We don’t just look at what’s below—we examine how foundation issues affect the entire structure. Wall cracks often indicate foundation movement. Sloping floors point to settlement problems. Windows and doors that bind suggest structural shifts.
Our inspectors climb into subfloors where accessible, getting up close to examine pile conditions, bearer connections, and foundation systems. We use levels to check floor slopes, measuring any deviation from horizontal. We look for moisture around foundations, as poor drainage accelerates foundation deterioration.
Properties built on reactive clay soils show distinctive patterns of foundation movement. We’ve inspected hundreds of properties across New Zealand. Our knowledge helps distinguish normal settling from problematic movement and understand the specific failure modes and warning signs for different foundation types.
Commercial properties carry higher stakes. Foundation failure in a retail building, warehouse, or office complex affects not just property value but business operations. Our commercial building inspector services examine foundation systems supporting larger structures and heavier loads.
Commercial buildings sit on the same challenging soils as residential properties, but carry much greater loads. We assess whether existing foundations adequately support current use and identify any signs of distress. Foundation issues often relate to drainage problems, inadequate maintenance, or structural modifications that altered load distribution.
We’ve assessed commercial properties where foundation settlement created operational problems—roller doors that wouldn’t close properly, racking systems that couldn’t be safely loaded, and floor slopes that affected machinery operation. These issues cost businesses money daily whilst they remain unaddressed.
Pests directly affect foundation systems, particularly in properties with timber piles and bearers. Borer and termites attack timber structural elements, weakening foundations from within. Our pest inspection service examines subfloor areas for signs of insect damage.
New Zealand’s climate supports borer activity year-round in many regions. We regularly find active borer in subfloor timber, gradually consuming the structural elements supporting the building above. Properties with poor subfloor ventilation create ideal conditions for timber pests. Pest damage develops slowly but causes serious structural problems—a timber pile weakened by borer can fail suddenly, causing the building above to drop.
Our inspectors identify pest problems before they compromise foundation integrity, looking for fresh bore dust indicating active infestation, characteristic flight holes in timber, and the structural weakness that results from internal timber consumption.
Water causes more foundation damage than any other factor. Poor drainage directs water against foundations, causing concrete deterioration and timber rot. Our moisture testing service identifies water problems affecting foundation systems.
New Zealand’s varied rainfall patterns mean properties need adequate drainage year-round. We test moisture levels around foundations, checking for signs of water penetration. Moisture metres detect problems invisible to visual inspection. We find hidden dampness in foundation timbers, identifying rot before structural failure occurs. We check concrete foundations for moisture-related deterioration, looking for spalling concrete and exposed reinforcing.
Foundation moisture problems often stem from blocked gutters, broken downpipes, or inadequate site drainage. The Building Code E2 requirements for external moisture set standards to help prevent these issues, and we identify what needs to be fixed to protect your foundation investment.
Sometimes you need more than an inspection—you need expert advice on foundation options, repair methods, or renovation implications. Our building consultant service provides this expertise, drawing on decades of combined industry experience.
Foundation repairs require understanding local soil conditions, building techniques, and cost-effective solutions. We advise on repair options, helping property owners choose between different approaches. Clients planning additions or renovations need to understand how new loads will affect existing foundations, and whether foundation upgrades are required before construction begins.
Our inspectors’ work includes liaising with engineers when needed, providing the building knowledge that helps structural engineers develop practical solutions. We’ve worked alongside engineers on complex foundation repairs, bringing trade knowledge to technical design.
Our foundation inspection examines all accessible foundation elements. For properties on timber piles, we inspect pile condition, bearer connections, and structural adequacy. For concrete slab construction, we assess slab condition, check for cracking, and measure any floor slope. We examine drainage around the building perimeter to identify water management problems that threaten foundation systems.
Interior signs of foundation problems also receive attention. We measure wall cracks, note doors and windows that bind, and identify any floor slope or unevenness. External cladding can reveal foundation issues—we look for cracks in brick veneer, gaps in weatherboard connections, and any signs that the building structure has moved.
Concrete slab cracking appears in many New Zealand properties, particularly in suburbs developed during rapid growth periods. Not all cracks indicate serious problems, but some point to ongoing foundation movement needing attention. Timber pile deterioration affects older properties, especially those with poor subfloor ventilation or drainage problems.
Settlement occurs when foundations sink into the ground beneath, often due to inadequate ground preparation or soil conditions. Drainage problems cause or worsen most foundation issues we encounter—blocked spouting, broken downpipes, or poor site grading directs water against foundations, accelerating deterioration and causing soil movement.
Never buy property without a professional inspection that includes a foundation assessment. Existing property owners should consider foundation inspection when they notice warning signs—new wall cracks, doors that stick, or gaps appearing in interior fittings.
Before planning renovations or additions, get a foundation inspection to assess whether existing foundations can support additional loads. Older properties benefit from periodic foundation inspection even without apparent problems, allowing planned maintenance rather than emergency repairs.
Foundation inspection begins with your contact. We discuss the property, its age, construction type, and any concerns you’ve noticed. Our inspector visits the property, spending typically two to three hours examining foundation systems and related structural elements. We access subfloor areas where possible, photograph any issues found, and take measurements where needed.
We provide detailed reports within 24-48 hours for standard inspections, in accordance with NZS 4306:2005. Reports include photographs, clear explanations of any issues found, and recommendations for further investigation or repairs where needed. After receiving your report, we remain available to answer questions and discuss findings.
Our team brings genuine building trade experience to property inspection. We’ve worked in construction, understand how buildings are built, and recognise the signs when something isn’t right.
We inspect properties throughout New Zealand. This focus means we understand the specific foundation challenges affecting properties across different regions. We know the local building practices and soil conditions that create foundation issues.
Our reports communicate clearly, explaining issues in plain language whilst providing the technical detail needed for informed decisions. We don’t use jargon to impress or confuse—we tell you what we found and what it means.
We deliver reports promptly, understanding that property transactions move quickly. Most reports arrive within 48 hours, with urgent inspections reported within 24 hours when needed.
Foundation problems hide below ground, developing slowly until they cause visible damage. A professional inspection identifies these problems early, protecting your property investment and preventing costly repairs. Whether buying property, planning renovations, or maintaining existing buildings, foundation inspection provides the information you need to make smart decisions about your property.
Contact Alert Building Inspections to schedule your foundation inspection. Get a professional assessment that reveals what’s really happening beneath your property.
______________________________________________________________________________________________________________
Alert Building Inspections provides professional building reports throughout New Zealand, delivered within 24-48 hours. Ready to protect your property investment? Call 0800 4 ALERT (425 378).
Book an inspection | View our services | Read more property advice