Terms & Conditions
1. Purpose of the Report
1.1 The Report provides an impartial, professional opinion of the general condition of the property at the time of inspection. It is based on a visual, non-invasive assessment carried out in accordance with New Zealand Standard NZS 4306:2005 – Residential Property Inspections.
1.2 The Report is not:
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A guarantee, warranty, or insurance policy.
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A compliance check with the NZ Building Code, Resource Management Act, or council requirements.
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A structural, weather-tightness, or seismic certificate.
1.3 Where obvious or significant concerns are identified, they are highlighted for the Client’s attention.
2. Responsibility for Due Diligence
2.1 The Client remains responsible for ensuring that all relevant consents, permits, and Code Compliance Certificates have been issued and are on council records.
2.2 Alterations or additions may have been made that are not recorded with council. Identifying and resolving such matters is the Client’s responsibility.
2.3 BESPOKE RESIDENTIAL BUILDERS LIMITED, trading as Bespoke Building Inspections, may assist with council record comparisons if specifically requested and provided with documents in advance.
3. Future and Potential Issues
3.1 The Report may identify elements that are functioning at the time of inspection but have the potential to fail or cause damage in the future.
3.2 These “future issues” are advised so the Client is aware of both current condition and future maintenance risks.
3.3 Regular and proactive maintenance is essential to preserve the long-term durability of the dwelling, especially regarding cladding, joinery, decks, and roofing.
3.4 Some issues may be straightforward to resolve; others may be complex or costly. The Client should carefully consider all risks before purchase.
4. Scope and Limitations
4.1 The inspection is limited to visual, non-invasive methods. Inspectors will not dismantle, cut into, or damage any part of the property.
4.2 No furniture, stored goods, flooring, insulation, or soil will be moved. Areas that are concealed, inaccessible, or unsafe are excluded.
4.3 Plumbing and electrical systems are only visually assessed. Inspectors are not licensed plumbers or electricians. Specialist advice should be obtained where concerns are identified.
5. Moisture Testing
5.1 Scope of Testing
BESPOKE RESIDENTIAL BUILDERS LIMITED, trading as Bespoke Building Inspections, carries out non-invasive moisture testing using an electronic capacitance meter. Testing is undertaken around identified risk areas (e.g., windows, doors, bathrooms, decks, cladding junctions).
5.2 Nature of Readings
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Readings are indicative only, reflecting the condition at the time of inspection.
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Results may vary depending on weather, property use, and materials.
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The test cannot confirm whether timber framing is treated or untreated, nor the full extent of any hidden damage.
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Dry weather before inspection can reduce the chance of detecting leaks.
5.3 Interpretation of Readings
Guideline
Treated Timber
Untreated Timber
Interpretation
Good
Up to 20%
Up to 16%
Normal range. Will not allow establishment of timber decay species. Routine monitoring only.
Concern
20-25%
17-20%
May allow decay under certain conditions. Monitoring recommended; invasive testing may be required if persistent.
Hazard
25-30%
21-24%
Will support timber decay. Invasive investigation recommended to confirm extent of damage.
Severe
31%+
25%+
Likely to support active decay. Immediate invasive testing and remediation strongly advised.
5.4 Limitations of Testing
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Readings are relative – they should be compared against “benchmark” areas (e.g., dry internal walls).
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Elevated readings do not always mean a leak is active; they may reflect condensation or recent rain.
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Conversely, low readings do not guarantee that leaks or damage are absent. Moisture may accumulate in concealed framing, cladding cavities, or untreated timber over time.
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Historical repairs or coverings may conceal past damage and cannot be confirmed without invasive inspection.
5.5 Client Responsibility
Where readings fall within Concern, Hazard, or Severe ranges, the Client must arrange for further invasive testing and/or specialist assessment (e.g., structural, or timber treatment). BESPOKE RESIDENTIAL BUILDERS LIMITED, trading as Bespoke Building Inspections, accepts no liability for hidden decay, leaks, or framing failure not detectable through non-invasive means.
6. Structural Movement and Fireplaces
6.1 Any cracking to interior or exterior walls should be further assessed by a qualified Structural Engineer if the Client is concerned. This inspection does not determine the structural adequacy of the dwelling.
6.2 Fireplaces, wood burners, and other fireboxes are excluded from this inspection. Clients are advised to have these tested and certified by a qualified specialist prior to purchase.
7. Plumbing Services
7.1 Plumbing systems are inspected visually only. Large portions of plumbing are concealed within the building structure and cannot be assessed.
7.2 The condition of concealed pipes, septic tanks, pumps, and specialist systems cannot be confirmed.
7.3 Inspectors are not licensed plumbers or drain layers. Where concerns exist, a qualified plumber or drain layer should be engaged.
8. Confidentiality and Use of Report
8.1 The Report is prepared exclusively for the named Client.
8.2 It must not be transferred, sold, published, or relied upon by any third party without prior written consent from BESPOKE RESIDENTIAL BUILDERS LIMITED, trading as Bespoke Building Inspections.
8.3 Pre-sale reports commissioned by vendors are not transferable to purchasers, who should obtain their own independent inspection.
8.4 The Report may not be used in litigation or dispute resolution without prior written approval.
9. Objectivity and Client Decisions
9.1 The Report is one component of the Client’s due diligence and should be considered alongside legal, financial, and other professional advice.
9.2 The decision to purchase rests solely with the Client. BESPOKE RESIDENTIAL BUILDERS LIMITED, trading as Bespoke Building Inspections, accepts no responsibility for purchase decisions made based on the Report.
10. Vendor Obligations
10.1 Reports are prepared for the Client only. If provided to a vendor under a “Building Inspection” clause in a Sale and Purchase Agreement, the vendor must not rely on the Report as conclusive evidence of defects or as the basis for remedial works.
10.2 Vendors are responsible for engaging qualified specialists to undertake further investigations or remediation recommended in the Report.
11. Liability and Indemnity
11.1 To the maximum extent permitted by law:
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Our total liability to the Client, whether in contract, tort, or otherwise, is limited to the lesser of $15,000 or the inspection fee paid.
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We are not liable for indirect, consequential, or financial loss.
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The Client indemnifies us against claims by third parties arising from unauthorised use of the Report.
11.2 Nothing in these Terms excludes rights under the Consumer Guarantees Act 1993 where applicable.
12. Disputes
12.1 Any dispute must be notified in writing within 10 working days of discovery.
12.2 The Client must not disturb, repair, or alter the subject of the dispute before BESPOKE RESIDENTIAL BUILDERS LIMITED, trading as Bespoke Building Inspections, has had the opportunity to re-inspect.
12.3 If the Client proceeds with purchase or makes an agreement unconditional before resolution, they waive any right to claim in respect of that matter.