00 glenfield

• Look for original, highly patterned vinyl floors, which can have an asbestos backing.
• Does the building have insulation and, if so, is it up to current standards?
• Does the building have the original wiring or has it been updated?
• Lead-based paint was commonly used for both internal and external paintwork in this period and can cause serious health problems. It can be removed and painted over, but this needs to be managed carefully.
• Has the plumbing been replaced? If new plumbing was added in the 1980s, look out for Dux Quest piping, which may cause problems.
• Check for obvious structural issues, for example, sloping or sagging floors, cracks in the walls and buckling near windows and doors.
• The piles and foundations under the building can deteriorate over time, so check they are still in good condition and are properly braced for earthquakes.
• Borer can be found in building timber and can cause structural issues.

A range of housing styles were built in the 1970s. This decade saw the development of speculative (‘spec’) houses by developers, typically built from standard plans, and some were not well suited for their sites.

For more information:

• Check the local council files, including the LIM report.
• Consider getting a property inspection by a qualified property inspector. Make sure the inspection includes looking for asbestos — some building inspectors exclude liability for asbestos, so if you suspect asbestos make sure you have hired an inspector who will look for it.
• To read more about house insulation requirements visit the MBIE website.
• Ask the real estate agent (or the seller if it is a private sale).

• Water damage on or near the foundations.
• Poor joint and corner detailing and finishing.
• Check there is easy access to areas of the building exterior that need regular maintenance.

Concrete — including reinforced concrete block and precast concrete slab. Exterior walls can be constructed using precast concrete slabs. Typically, this type of material or cladding is low maintenance and has long-life durability, but if not constructed properly, it can lead to costly repairs and renovations.

It’s important to walk around the outside of the building to see if you can spot any issues. These properties can be very expensive to fix, so it’s important to get as much information as you can before you buy it.

For more information:

• Local council information and the LIM report.
• Consider getting a property inspection — this will help you identify any potential issues with the exterior walls or cladding and should give you a good indication of what maintenance you’ll need to do in the future.
• Talk to the real estate agent (or the seller, if it is a private sale) to see what information they can provide about the construction, maintenance and treatment of the cladding.

You can check by comparing the current layout with the floor plan on the property file held by the council. Any differences between the two should have the proper building consents. If the owner or a previous owner has added a deck, garage or sleepout, check that the consents are on file.

It may be possible to get building consent on an extension or renovation after you have purchased the property, but it is not certain and it could be expensive if extra work is needed to meet required standards.

Check the foundations of the extension. If the foundations are different from the rest of the house, they may move in different ways in an earthquake. Also check that the foundations and the connections between them are in good condition.

Work that should be consented
Building work that may require consent includes:

• alterations, additions and many structural repairs
• demolition of buildings and structures
• the removal or relocation of buildings
• site work, for example, earthworks for a new extension
• fences over 2 metres high
• installing a swimming pool or spa pool.

For more information:

• You can find information about any building consents for extensions and renovations in the LIM.
• The council will also hold more detail, including the plans, in the property file.
• If you have concerns about any renovations, consider getting a property inspection from a qualified property inspector.
• If you have found work that has not been consented, check that the property can still be insured.

• Corrosion can occur from salt, dust or sand deposits catching under the ridge flashings — check the roof ridges.
• Check for blocked downpipes or guttering, which can lead to water damage to the roof and foundations.
• An old TV aerial that is no longer required may not be maintained and could break in a storm or cause damage to the roof.

Iron and steel — including corrugated and long-run. These roofs last between 40 and 70 years, depending on what they’re made of, the environment and regular maintenance.

An iron or steel roof will need to be repainted or re-chipped every 10 years to ensure the roof remains watertight.

For more information:

• If you’re getting a property inspection from a qualified property inspector, you need to know if a roof assessment is included — most building reports don’t include the inspector climbing up on the roof to inspect it.
• Check the inspection includes the ceiling space.
• Some real estate agencies use drone photography — if you have aerial shots of the property, ask the property inspector to zoom in and look for problems.
• If the property is on a slope, try and get as high up as possible to see the top of the roof. In multi-storied properties look out of the window to check the roof below.
• Talk to the real estate agent (or the seller if it is a private sale) to see what information they have about the roof’s history, construction and any maintenance that has been carried out.

• Do the doors swing open or close (by themselves), or is it difficult to open and close the doors?
• Are the floors level? You can test this by putting down a marble and seeing if it rolls across the floor.
• Are there noticeable drainage systems in place?
• If the building is located on a very steep slope, you need to ensure that the foundations are level and suitable for the building.
• If any of the building is set into a hillside, check that the area is watertight, as clearance and drainage details may not be adequate or retaining wall waterproofing may be ineffective or non-existent.
• Is the property in a landslide-prone area? Does the council have any geotech reports on the area?
• Where does the rainfall run from the property and the neighbour’s properties? When you walk around the property, is the soil spongy, soft or uneven underfoot?

If the property is tucked into a hillside, think carefully about its position relative to the sun and the prevailing winds. If it's on the side or top of a hill, consider the impact of high winds.

For more information:

• The LIM will provide information on issues with the land (such as whether it is prone to slippage or erosion) and with stormwater and sewage drainage. It should also tell you if it is in a high wind area.
• Check the property file at the council to look for information on where the drainage pipes are. It may also show whether uphill properties drain on to the one you're interested in.
• Visit the property when it’s raining. This will give you a better idea of how/where the water drains to/from.

• Visible water level lines near any waterways that flow through the property.
• Stains or buckling on the floors and walls.
• Check whether the main roads used to access the property are affected by flooding.
• Nearby stopbanks beside adjacent waterways can indicate a potential risk.
• Where does the rainfall run from the property and the neighbouring properties?
• When you walk around the property, check whether the soil is spongy, soft or uneven underfoot.

Floods can cause significant damage, and buildings in low-lying areas near waterways or at river/stream outlets are generally more at risk.

In some areas, nearby river stopbanks may not be sufficient to cope with very high water flows. In some instances, the flood water will pool at low points. In others, the water will be fast moving and life-threatening. Properties on slopes can also be susceptible to flooding due to run-off from surrounding land. Buildings that are in a potential flood area may show signs that they have been affected.

For more information:

• You can confirm whether the property is prone to flooding by referring to council maps, geohazard maps or floodplain maps.
• The council information and LIM report should also identify any specific flooding hazards. Look out for information on local alerting systems and check you understand evacuation plans.
• Order the property file from your council, which will show the building and resource consents and all work done on the property. This will include any flood repair work.
• Ask the real estate agent (or the seller, if it is a private sale) if the property has flooded before (including front and backyards) and whether an EQC claim was lodged.
• Ask neighbours if they are aware of any flooding on the property or surrounding areas.
• Consider getting a property inspection report by a qualified property inspector to understand any features that have been put in place or that you could put in place to reduce the risk of future flooding.
• Check whether the property can be insured and the cost of insurance. A property in a high-risk flood zone may not be insurable or may be expensive to insure.

For more information about what EQC covers for flood damage visit the EQC website.

A cross-lease title may include a plan showing the footprint of the building you are entitled to occupy (sometimes called the flats plan). Check the plan to identify:

• the physical location and footprint of the property you are looking at
• areas that any cross-leaseholders have the exclusive right to use
• any common or shared areas.

Cross-lease ownership usually means that any significant changes made to any area you are entitled to use exclusively (including the building you occupy or a separate garden) or to the shared areas must be agreed upon by all or a majority of the owners.

This means that, depending on the terms of the cross-lease, you may need to obtain the other owners’ consent before painting the exterior or making other non-structural changes to the building you occupy or before making structural changes, for example, building a deck or putting up a fence. There may be restrictions on what you can do with the property under the terms of the lease registered on your title.

Ask your lawyer or conveyancer to review the record of title (also known as the certificate of title), which contains the property’s legal description, details of its ownership and the rights and/or restrictions registered against it.