Pre-Purchase Report vs Full Building Report
A pre-purchase report is a shorter, cheaper assessment covering the main areas of concern. A full building report is a comprehensive inspection with moisture testing, thermal imaging, and detailed analysis. The full report costs more but catches more.
Side-by-Side Comparison
| Attribute | Pre-Purchase Report | Full Building Report |
|---|---|---|
| Source | Building inspector | Building inspector (often NZIBI-registered) |
| Cost | $250-$450 | $500-$1,000+ |
| Turnaround | 1-3 working days | 3-5 working days |
| Inspection duration on site | 1-2 hours | 2-4 hours |
| Moisture testing | Basic or limited — non-invasive meter in selected areas | Comprehensive — non-invasive across all areas, invasive where warranted |
| Thermal imaging | Not usually included | Often included — reveals hidden moisture, insulation gaps, electrical hotspots |
| Subfloor and roof space | Visual check if accessible, may be limited | Thorough inspection of subfloor, roof cavity, and all accessible spaces |
| Report detail | Summary format — key findings and recommendations | Detailed report with photos, condition ratings, and maintenance schedule |
Pre-Purchase Report Explained
A pre-purchase report (sometimes called a basic building inspection or walk-through report) provides a general overview of the property's condition. The inspector covers the main structural elements, visible exterior and interior condition, and obvious defects. It is designed to be a quick, affordable way to identify major red flags before committing to a purchase.
Pre-purchase reports are suitable for newer properties in visibly good condition, or as an initial screening tool when you are considering multiple properties and want to narrow the field before investing in a comprehensive inspection. They are faster and cheaper, making them practical when budget or time is tight.
However, the trade-off is real. A pre-purchase report may not catch hidden moisture issues, insulation deficiencies, or early-stage problems that require more thorough investigation to detect.
Full Building Report Explained
A full building report is a comprehensive, detailed inspection of the property. The inspector spends significantly more time on site, examining every accessible area including the subfloor, roof cavity, exterior cladding, interior rooms, wet areas, plumbing, electrical, and drainage. The inspection typically includes non-invasive moisture testing throughout the property and may include thermal imaging to detect hidden issues.
The resulting report is detailed, often 20-40 pages with photographs, condition ratings for each element, identified defects, and a prioritised maintenance and repair schedule. It provides a thorough baseline understanding of the property's condition and likely future costs.
Full building reports are strongly recommended for older homes (pre-2000), properties with monolithic cladding, any property showing signs of moisture issues, and high-value purchases where the cost of the report is small relative to the investment. The extra cost over a pre-purchase report is typically $250-$500 — modest insurance against expensive surprises.
Do You Need Both?
No — you choose one or the other. A full building report includes everything in a pre-purchase report and more. The question is whether the additional cost is justified. For newer properties in good visible condition, a pre-purchase report may suffice. For older properties, properties with cladding risk, or any property where you want maximum confidence, invest in the full report.
Which Should You Get First?
If you are viewing multiple properties and want to screen them before committing to a full inspection, you could use pre-purchase reports as a first pass. Once you have identified the property you want to pursue, upgrade to a full building report for your final due diligence. Some inspectors offer to credit the pre-purchase fee toward a full report on the same property.
Frequently Asked Questions
Is a pre-purchase report good enough for a bank?
Banks do not typically require a building report for standard residential mortgages, so this is more about your own protection than bank requirements. However, if the bank has concerns about the property's condition, they may request a full building report before approving the loan.
What does thermal imaging reveal that a visual inspection cannot?
Thermal imaging can detect moisture behind walls, missing or damaged insulation, air leaks, electrical hotspots, and heating system issues that are invisible to the naked eye. It is a non-invasive way to see what is happening behind the surface without cutting holes.
Can I negotiate the sale price based on building report findings?
Yes. Findings from a building report — whether pre-purchase or full — give you objective evidence to negotiate a price reduction, request repairs before settlement, or seek a credit for future repairs. Your lawyer can advise on the best approach for your situation.
Related Terms
Weathertightness
GlossaryA building's ability to prevent water from entering the structure through its exterior envelope — the roof, walls, windows, and other external elements.
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.
LIM Report
GlossaryA Land Information Memorandum — an official council report summarising everything the council knows about a property.
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.
Building Report vs Building Consent Search
CompareA 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.
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