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What is a building report and why you should get one:
We at Xray Home Inspections understand the magnitude of all the decisions when buying a home. Doing so is a huge decision—and needless to say, a big investment, arguably the biggest investment you will make in your life. Whether it's your first home or your dream home as you progress up the property ladder, it’s easy to fall in love with a house based on how it looks. But we at Xray Home Inspections know first-hand that what you see on the surface isn’t always the full story.
Most of us understand that when a house goes on the market, it has been tidied up to be presented to the prospective purchasers, with the idea for you to fall in love with it, and fair enough, the seller wants as much money as they can get for it. BUT a property might seem well-presented, even staged and move-in ready, and lurking beneath the paint and polished floors could be serious issues—leaks, structural faults, poor repairs, or covered-over damage that is just waiting for the final handover before it springs a nasty surprise. One thing you don't want is unexpected repair bills that can mount up to thousands, which in a lot of cases, is money people don't have.
That’s why a building report by experienced inspectors that have had many years of practical experience in construction is one of the most important steps to take before signing on the dotted line. Don’t hesitate if you would like to discuss what a building report entails, we are happy to help. Call us on +64 27 521 2575
How do Xray Home Inspections complete their reports?
Not all building reports are equal, and you should seek to find the best inspectors available with experience you can trust. Our building reports are detailed, non-invasive inspections of a home’s condition, carried out by a qualified professional. Where possible, we look at the structure, materials, workmanship, and maintenance of the property. It can help you spot potential problems—before they become your responsibility.
Xray Home Inspections includes moisture testing with all our reports, and where applicable, includes thermal imaging. [see section on thermal imaging]
Our building reports are detailed and easy to understand to give you a clear picture of the home you're considering. Once you have read the report, you may be fully satisfied and proceed with confidence, or else if defects are detected, you can make an informed decision to either negotiate or at least budget for any repairs required, should you decide to proceed.
With our experience combined with the use of high-quality technology, we have the potential to detect problems before they become yours.
What can go wrong without one?
Even modern homes, or those that have just been renovated, can have issues hiding beneath the surface. Here are some of the most common problems we find during inspections:
🏚️ Leaky Buildings
Leaky homes are a well-known issue in New Zealand, especially those built between the late 1980s and early 2000s. Often caused by poor design, poor workmanship, bad materials, or unsealed joinery, these homes can suffer from hidden water damage, rot, and mould. Repair costs can be huge—and may not be covered by insurance. Often elevated moisture or leaks are not detectable by the naked eye. Obviously, you can’t go making holes in walls to check it out, and a lot of people don’t know where to look for potential problem areas. We at Xray Home Inspections know where to look and we use high-quality detectors to assist with leak detection. This is all part of our inspection service.
🛠️ Poor Workmanship
Not all renovations are done to a high standard. DIY jobs or unqualified builders can leave behind shortcuts that aren’t always obvious—things like uneven floors or poorly installed joinery and cladding. These can reduce a home’s value or even make it unsafe.
🧱 Covered-Up Damage
Some sellers cover up problems to make a property look better during open homes.
Silicone and builder’s bog is the handyman’s saviour; this, with fresh paint, might be hiding cracks or leaks, while new carpet can disguise damp or water damage. A trained eye will pick up the clues and check beneath the surface.
🏗️ Unprofessional Building Techniques
Older homes—or those built without proper oversight—may have structural flaws, missing insulation, or unsafe additions like decks or extensions that don’t meet building code. These issues often aren’t obvious until you live in the house—or until it's too late.
🧹 Deferred Maintenance
A tidy home may still be suffering from years of neglect. Blocked gutters, cracked cladding, worn roofs, or rotting weatherboards can all go unnoticed without a proper inspection.
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Whats Included?
We take pride in being thorough and practical. Where possible, Our non-invasive building inspections cover:
• The overall structure and stability of the home
• Roof, cladding, and gutters
• Foundations and subfloors (where possible)
• Moisture testing (to detect hidden leaks)
• Signs of rot, decay, or pest damage
• Kitchens, bathrooms, and laundry areas
• Windows, doors, ceilings, and flooring
• Decks, fences, driveways, and garages
• Safety issues or areas that may not meet current building code requirements
• Photos and plain-English explanations
Our building inspection is designed to give you a clear, easy-to-read report that helps you understand the condition of the property—no technical jargon or guesswork.
These are non-invasive inspections, so we do not pull things apart, however, we use high-quality moisture testers that can sense moisture inside the walls. For thermal imaging home inspections, we use high-quality thermal imaging cameras. These detect the very minute temperature differences, which can indicate moisture or leak problems. We’re not just box-tickers. We’re building professionals with years of experience in the building industry with relevant training to help us produce a well-presented and informative report. Inspecting homes of all types, from brand-new builds to classic character homes—when you work with us, you get:
Why Choose Us?
✅ Honest, Unbiased Advice
We work for you, not the seller or real estate agent. We’ll give you an honest assessment of the property’s condition—what’s fine, what needs fixing, and what could become a problem.
✅ Easy-to-Understand Reports
Our reports are written in plain English and include photos, explanations, and clear recommendations. You won’t be left guessing what anything means.
✅ Fast Turnaround
We know time matters when you’re making an offer. We aim to get your report to you within 24 hours of the inspection, so you can act quickly and confidently.
✅ Expert Knowledge
We know where to look and what to look for. From hidden leaks to dodgy DIY jobs, we’ve seen it all—and we’ll help make sure you don’t buy into a problem.
What you can do with a Building Report:
Having a building report puts you in control. Depending on what the report reveals, you can:
• Walk away from a property that’s too risky
• Negotiate a lower price based on repairs needed
• Ask the seller to fix issues before settlement
• Plan ahead for future maintenance costs
It’s not just about avoiding bad properties—it’s about buying the right one, with full knowledge of what you're getting into.
Need Help? Talk to Us First!
If you're thinking about buying a home, don’t take a chance on guesswork or good luck. A building report is a small investment that can protect your biggest one.
We’re here to help you make smart, confident decisions. Whether you’re just starting your house-hunting journey or already have a property in mind, get in touch with us. We’ll make sure you know exactly what you’re buying—before it’s too late.