Buying an older home in Levin: what should you check?

Levin has plenty of character homes and solid family houses from earlier decades, often on generous sections. Older homes can be wonderful value, but they come with questions that a newer home does not. This guide explains the checks that matter most, based on advice from government sources, so you can buy with your eyes open.

Why does the age of the home matter?

Materials and building practices have changed a great deal. Some products widely used in earlier decades are now known to cause problems, and renovations or additions made over the years may not have had the right consents. Knowing roughly when a home was built, and what has been done since, tells you where to look.

What should I look for during a viewing?

The Ministry of Business, Innovation and Employment suggests checking the basics yourself before you spend money on reports:

• Roof: rust, broken tiles or patch repairs.
• Plumbing and drainage: water pressure, every tap and shower, and signs of flooding or a partly blocked drain.
• Electrical: discolouration around the switchboard and powerpoints.
• Piles: the condition of the underfloor supports.
• Insulation: in the ceiling, walls and under the floor.
• Movement: cracked window sills, or doors that do not close properly.
• Signs of leaks: water damage, mould on ceilings or walls, and bulging or stained walls and skirtings. Ask for furniture and rugs to be moved if you need to see behind them.

Which materials are known problems?

Consumer Protection lists several red flags that building reports often find:

• Black plastic piping in homes built or re-plumbed in the late 1970s and early 1980s, which is known to leak. Insurers are unlikely to cover damage if you knew it was there.
• Asbestos, widely used from the mid 1940s to the mid 1980s in ceilings, roofs, under lino and in fences. If it is found, get specialist advice on risk, removal and cost.
• Weatherside weatherboards, which are known to leak, in some early 1980s homes.
• Plaster-style monolithic cladding, used from the 1980s to the mid 2000s and common in leaky homes.
• Borer, rot, damp, wiring and pipes that need repair by a licensed practitioner.

How do I check for unconsented work?

Signs of change, such as a moved toilet, an extra room, a deck or a dug-out basement, can mean work was done without a building consent. A building inspection cannot confirm consents. A LIM from Horowhenua District Council shows the consents and notices on record, and the council can usually supply the plans. Ask the seller for consents and code compliance certificates for any building work.

Do I need a building inspection?

Yes, for almost any older home. A standard pre-purchase inspection is visual only, so it will not reveal problems hidden behind finished surfaces. If it flags possible earthquake damage, natural hazard exposure, signs of a leaky home or a boundary question, ask for a more thorough assessment from a registered building surveyor or engineer.

What should I do about insurance?

Ask your insurer about cover for the specific address before you go unconditional, especially if the report mentions black plastic piping, old wiring or any known defect.

How should I put this into an offer?

Make your offer conditional on a satisfactory building report and LIM, and give yourself enough time to complete them. Our guides to making an offer and buying at auction explain how conditions work, and why auction buyers need to finish these checks before auction day.

Want help?

Read the buying guide or the first-home buyers guide, browse homes for sale in Levin, or talk to our team on 06 367 0661.

Sources

• Building Performance, MBIE: What needs to be checked?
• Consumer Protection: Building reports red flags
• Horowhenua District Council: Land Information Memorandum (LIM)