Plenty of people assume a newly built home needs no checking at all. It has a fresh code compliance certificate, every surface is spotless and the builder has handed over a folder of warranties. Surely there is nothing to find?
In reality, new houses can and do have defects. Some are cosmetic, like wavy paint lines or scuffed skirting. Others are more significant: missing flashings, poorly sealed window junctions, inadequate falls on a shower floor, or site drainage that sends water towards the house rather than away from it.
Commissioning an independent builders report on a new home, before you settle or before the builder’s defect period runs out, gives you a list of issues to raise while the builder is still obliged to deal with them.
A code compliance certificate is often misunderstood. It confirms that the council was satisfied, on reasonable grounds, that the work complied with the building consent. Council inspectors visit at set stages of construction, but they do not watch every nail go in, and the certificate is not a quality guarantee or a promise that the finish will meet your expectations.
New Zealand law does give homeowners some protection. Under the Building Act, residential building work carries implied warranties, and there is a defect repair period after completion during which the builder must fix defects notified to them. Builders working on larger residential jobs also have to provide a written contract and certain disclosure information. How these protections apply depends on your contract and circumstances, so a lawyer is the best person to explain them.
Timing matters. If you are buying off the plans, an inspection at practical completion is your best opportunity to have problems recorded and fixed before money changes hands. If you are buying a house finished a short while ago, check how much of the defect repair period remains, whether a builder’s guarantee was taken out and whose name it is in. Some guarantees transfer to new owners automatically and some need formal steps.
On a new home, inspectors look at much the same elements as they would on an older one, but with a sharper eye on workmanship. Typical findings include gaps in sealant around windows and penetrations, cladding fixed too close to the ground, flashings that are missing or lapped the wrong way, poorly fitted roofing accessories and wet-area waterproofing that looks rushed. Inside, they may note cracked plasterboard joints, doors that bind and fittings that are loose or not working.
Ground clearances deserve a special mention. Paths and gardens are often finished last, and paving or soil placed too high against the base of the cladding can create a route for moisture. It is an easy fix at the start and an expensive one later.
Keep in mind that the inspector works for you, not the builder or the developer. That independence is the whole point. A builder may be entirely reputable and still miss things on a busy site with many subcontractors coming and going.
Once you have the findings, send the relevant items to the builder in writing and keep a record of what was agreed. Photographs taken at the time are useful if a disagreement crops up later.