|
For most New Zealanders, buying a home is the single biggest investment they will ever make. So before you sign, make sure that you have the property thoroughly inspected for major faults and expensive repairs.
While a professional inspection is recommended (see below for suggestions), if you wish to do some preliminary investigations yourself first, here are a few helpful hints to get you started.
What to take: Torch, probe (screwdriver, knife or knitting needle), damp-meter, power-point tester and ladder.
– especially if you’re the one getting up on the roof, or under the house. You might want to get a professional to complete the inspection for you.
A thorough inspection can take up to 90 minutes. Organise a special time with the agent, preferably when the owner is out. Gather your inspection kit, grab a notebook and you are ready to go.
Start your inspection outside. Check the general condition of the building’s exterior, making allowance for age and construction. Look for any cracks in the cladding, rusty drainpipes or warped and rotting weatherboards. Note peeling paint and cracked windows, as these can be costly to repair. Brick can be expensive to repair, so if the building is constructed of brick check for cracks and missing or crumbling mortar.
Leaky houses
It is now well known that many plastered homes built in the 1990s are significantly defective. Problems are also widespread with homes clad in polystyrene foam (also known as Hitex, Insulclad or Rockcote) and to a lesser extent, fibre cement (called Hardietex). A professional building inspector will carry out a thorough assessment of a property which should detect any problems.
Climb on to the roof and check for rusty tin, missing tiles or damaged slate. Is the roof straight or does it sag? A sloping roof with overhanging eaves is the best defence against rain, as well as effective guttering. Check for rust and holes in the gutters and flashing. If you can get into the roof cavity look around for evidence of rats or possums. Also check the condition of timbers for evidence of leaking or rot.
Next comes the most unsavoury part of a pre-purchase inspection – beneath the house. The most important thing is to check the piles. Wood piles, also known as stumps, are probably original and may need to be replaced. Use a probe to check if the wood is rotten, as replacing the piles can be expensive. If it feels damp under the house, the risk of rotting piles is increased. Be wary if there are piles of bricks where there should be a stump. Extensive chocking of piles can also be a sign of trouble.
According to the Building Research Association of New Zealand, wall claddings should be at least 15cm above paved ground or 23cm above unpaved ground to prevent floor dampness. Additionally, if the ground does not slope naturally, an alternative draining system should be in place.
Do not forget the garden. Large trees can send roots under the house, destabilising the foundations. Look for cracked and lifted paths or paving. If the tree is deciduous you may also have a problem with leaves blocking the gutters during autumn. Flower beds, hard up against the outside wall, can lead to damp under the house. Check the condition of fences, gates, paths and driveways as these can be expensive to fix. Ensure the garden has good drainage away from the house, as this can be another source of problems down the track.
Once inside, walk around every room treading heavily. Jump up and down a few times in the corners. If the floorboards feel springy or furniture shakes, there could be problems with the piles. Other warning signs of movement or sinking include cracked walls, doors that will not close properly and windows jamming.
After rotting piles, dampness is probably the most serious problem to confront prospective buyers. The problem of leaky houses has been discussed. If you are unsure, ask an expert.
Tell-tale signs include a musty smell, visible mould, bubbling or stained paint, bulges in the walls and rotting skirting boards. Use your damp-meter to check every wall, including behind cupboards. Some home owners may try to hide dampness, so look out for freshly painted skirting boards or ceilings. Pay special attention to the bathroom, as dampness can be a problem if the tiles are not sealed properly.
According to the Building Industry Authority, a well-constructed house should have effective roof drainage, external window fittings to drain water and a gap of at least 2cm between the external and internal walls. Balconies must be positioned at least 5cm below the house wall claddings and all timber must be treated for Borer.
Checking the electrical fixtures is quite simple. Use a power-point tester, (available for a few dollars from most hardware stores), to check every point in the house. Look in the fuse box to make sure there is a safety switch. Scorch-marks on power points can indicate problems with the wiring.
To test the plumbing, turn on every tap in the house and check for low water pressure and loud clunking sounds.
Finding flaws in a property does not mean you should not buy it. A thorough pre-purchase inspection should give you an overview of the property’s condition and give an indication of likely future repairs.
Do not be afraid to ask the agent as many questions as you need. Your agent can negotiate with the seller to make repairs or account for these in the asking price.
It is your right to request any legal documents affecting the property, including the title, as well as a Land Information Memorandum (LIM). The LIM report can be obtained from the local council and will provide any records and information the council has regarding the property, such as rates, drainage records, any previous alterations and any future plans for the nearby area.
A DIY house inspection may not cover such serious problems as structural flaws, termite infestation and the presence of asbestos; a further reason why it is advisable to contact a professional before making a commitment to buy.
A building consultant's report will identify any potential problems or defects, and estimate the costs of repairs and maintenance. Contact the Building Research Association (BRANZ) or the Master Builders Federation for information.
Additionally, a registered engineer can assess structural, drainage, land and foundation issues. The Institute of Professional Engineers (IPENZ) can refer you to a professional.
|
