Building Report vs Building Consent Search

A building report is a hands-on physical inspection of the property. A qualified building inspector visits the site and examines the structure, cladding, roof, subfloor, plumbing, electrical systems, moisture levels, and overall condition. The result is a detailed written report identifying current defects, areas of concern, and recommended maintenance or repairs.

Good building reports include moisture testing (both non-invasive with a moisture meter and, where warranted, invasive testing through small holes in cladding). This is particularly important for homes built between the mid-1990s and mid-2000s, when monolithic cladding systems were prevalent and leaky building issues were common.

The building report tells you what is actually happening with the property right now — not what the paperwork says should be happening.

A building consent search involves reviewing the council's records of building consents issued for the property. These records show what building work was formally approved, what plans were submitted, whether inspections were passed, and whether a Code Compliance Certificate (CCC) was issued for each consent.

This information is often partly included in a LIM report, but a dedicated building consent search allows you to request and review the actual consent files, including architectural plans and engineering specifications. Many councils offer basic consent search information free online, with detailed file requests available for a small fee.

The building consent search is your tool for understanding the compliance history. If major work was done (an extension, a new deck, a bathroom renovation) and there is no matching consent, that is a red flag that needs investigation.

Yes. They answer different questions. The building report tells you about the physical condition of the property today. The building consent search tells you whether the work done to the property was legally authorised and properly signed off. A property can be in excellent physical condition but have unconsented work, or it can have perfect paperwork but hidden moisture damage. You need both perspectives.

Run the building consent search first — it is faster, cheaper, and the results help inform the building inspection. If the consent search reveals unconsented work or missing CCCs, you can ask the building inspector to pay special attention to those areas during the physical inspection.