Building Report vs Building Consent Search
A building report is a physical inspection of the property by a qualified inspector. A building consent search is a paper-based check of what building consents the council has on file. One tells you the condition; the other tells you the compliance history.
Side-by-Side Comparison
| Attribute | Building Report | Building Consent Search |
|---|---|---|
| Source | Independent building inspector | Local council records |
| Cost | $400-$800+ | $0-$50 (often included in LIM or available via council website) |
| Turnaround | 2-5 working days (plus site visit scheduling) | Instant online or 1-3 working days from council |
| Content focus | Physical condition — structure, moisture, cladding, roof, plumbing, electrical | Paper records — consents issued, plans, inspection results, CCC status |
| Identifies unconsented work | May spot work that does not match building plans | Shows what consents exist — gaps suggest unconsented work |
| Moisture and weathertightness | Yes — invasive and non-invasive moisture testing | No — paper records only |
| Structural assessment | Visual assessment of structural integrity | Shows structural engineering plans if they were part of a consent |
| Legal compliance picture | Limited — focused on physical condition rather than paperwork | Shows whether work was properly consented and signed off |
Building Report Explained
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.
Building Consent Search Explained
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.
Do You Need Both?
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.
Which Should You Get First?
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.
Frequently Asked Questions
Is the building consent history included in a LIM?
Yes, the LIM includes a summary of building consents and their CCC status. However, it does not include the actual consent documents, plans, or inspection records. For those details, you need to request the full property file from council.
What does it mean if a consent has no CCC?
It means the council has not formally signed off that the work was completed in compliance with the building consent. This could mean inspections were never completed, the work did not pass inspection, or the owner simply never applied for the CCC. It requires further investigation.
Can a building inspector check whether work was consented?
A building inspector can identify work that appears to have been added or modified, but they cannot confirm whether consents exist. That is a paper-based check against council records, which is why you need both the inspection and the consent search.
Related Terms
Building Consent
GlossaryOfficial council approval required before you can carry out most building work in New Zealand.
Code Compliance Certificate (CCC)
GlossaryAn official council certificate confirming that completed building work meets the requirements of the building consent and the Building Code.
Weathertightness
GlossaryA building's ability to prevent water from entering the structure through its exterior envelope — the roof, walls, windows, and other external elements.
Certificate of Acceptance
GlossaryA retrospective approval issued by the council for building work that was done without a building consent, or where the building consent has lapsed.
LIM Report vs Title Search
CompareA LIM report tells you what the council knows about a property. A title search shows who owns it and what legal interests are registered against it. You need both.
LIM Report vs Building Report
CompareA LIM tells you what the council knows on paper. A building report tells you the physical condition of the property. They cover completely different things — get both.
Code Compliance Certificate vs Certificate of Acceptance
CompareA CCC is issued when building work passes council inspection and complies with the consent. A Certificate of Acceptance is issued when work was done without a building consent — it acknowledges the work exists but does not confirm it fully complies with the Building Code.
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