property inspection checklist

7–14 Day Property Inspection Checklist for NZ Cash Sellers

easySale

easySale

— 13 min read
7–14 Day Property Inspection Checklist for NZ Cash Sellers

To sell quickly for cash in New Zealand, gather a dated photo log and a slim folder of verifiable documents: title search, LIM, building consents, CCCs, rates notice, and tenancy papers. Scan and back these up today, then call a conveyancer. Cash buyers move fastest when council records and dated photos do the talking, not expensive repairs.

TL;DR:Providing council records like a LIM and a title search, along with dated photos and repair receipts, greatly accelerates a cash sale by building buyer confidence.A thorough room-by-room inspection, combined with clear documentation of defects, helps demonstrate the property’s true condition and reduces post-offer surprises.Disclosing unpermitted work, unresolved LIM issues, or environmental risks such as asbestos and pests upfront prevents deal delays or cancellations.Ordering key documents early and assembling a labeled PDF pack enables a quick, accurate offer without lengthy back-and-forth.Maintaining a detailed tenancy file, proper notice, and clear records of rent and agreements supports fast sales of tenanted properties.

EasysaleSell Your Property With Less HassleEasysale helps New Zealand homeowners sell properties in any condition through a straightforward cash offer process.See how Easysale works

Table of Contents

Property inspection checklist: room-by-room and paperwork

A proper property inspection checklist does two jobs at once: it proves what condition your home is really in, and it hands a cash buyer everything they need to make a fair offer without booking their own visit first. Work through the house methodically rather than snapping random photos on your phone between other chores.

Start outside, then move room by room:

  • Front and rear exterior, including cladding, foundation lines, and any visible cracking
  • Roofline from ground level, plus gutters, downpipes, and any obvious sagging or missing tiles
  • Every living area, bedroom, and hallway, with wide shots and close-ups of any damage
  • Wet areas specifically: bathrooms, laundry, and kitchen, checking around silicone seals and under sinks
  • Underfloor and roof space where safely accessible, since this is where moisture problems hide

As you go, keep a running condition log. Note leaks, mould patches, cracked linings, loose balustrades, and the age or state of fixed appliances like the oven and heat pump. Be honest here. A cash buyer expects an as-is property and values accuracy over a polished presentation.

Attach the paperwork trail to your photo set:

  1. Certificate of title or a recent title search
  2. LIM (Land Information Memorandum)
  3. Building consents and code compliance certificates (CCCs) for any renovations
  4. Latest rates notice
  5. Tenancy agreements and bond details, if the property is tenanted
  6. Receipts for any recent repairs or maintenance work

Three recording habits make this pack genuinely useful to a buyer. Date-stamp every photo, either through your phone’s metadata or a visible note in frame. For small defects like a hairline crack or a loose tile, place a coin or ruler next to it for scale, so the buyer isn’t guessing at severity from a photo alone. Save originals in one folder and build a second, labelled set of PDFs for sending on.

Pro Tip: Name your files with a simple pattern like “2026-03-kitchen-ceiling-crack.jpg” rather than “IMG_4021.jpg” — a buyer scanning forty photos in five minutes will thank you, and so will you when you’re hunting for one specific shot later.

Which documents do you need, and how fast can you get them?

Buyers weighing a fast cash offer lean heavily on council-held records because they’re independent and hard to dispute. Getting these moving on day one protects your timeline.

A LIM report summarises everything the council holds on your property, including consent history, rates, and any resource consent conditions. It typically takes up to 10 working days to process, so order it early even if you’re not certain you’ll need it. A LIM won’t necessarily flag every issue, such as unreported weathertightness problems, so it pairs best with your own inspection notes rather than replacing them, according to guidance from Settled.

  • Record of title: obtainable through Land Information New Zealand or your lawyer, and it reassures buyers on ownership and any encumbrances
  • Building consents and CCCs: check these against the council’s records before a buyer asks, since a missing CCC on renovation work is one of the most common deal frictions
  • Council property file: for a small fee, this can include original plans and consent documents that a LIM doesn’t cover, and it’s often worth ordering alongside your LIM, per Building Performance guidance

If a renovation was never signed off, ask your council about a Certificate of Acceptance or gather producer statements from the original tradespeople. These won’t fix an unconsented job, but they demonstrate you’ve taken reasonable steps to verify it.

Get a lawyer or conveyancer involved from day one rather than once an offer lands. They can interpret LIM entries, verify title, and flag anything that needs addressing before it slows down settlement.

How do you document defects so buyers trust them?

Buyers assessing a property remotely need photo evidence that’s specific, not just presentable. Beyond the room-by-room set, capture the front and rear elevations, the full roofline and gutters, inground drainage points, the hot water cylinder, switchboard, smoke alarms, and every gate and fence line.

  • Use a consistent file name pattern with the date and a short description for every image
  • Attach receipts, producer statements, or code compliance evidence for any recent repair work
  • Keep a simple spreadsheet or document listing each defect alongside its matching photo file name

Pro Tip: A seller-commissioned building report can help, but buyers often still want their own look. Council records and dated receipts carry more weight because they’re independently verifiable, not just your word.

What must you disclose, and what are the red flags?

New Zealand law requires you not to hide material information about your property’s condition. That’s not just an ethical guideline. The Real Estate Authority sets out disclosure obligations that apply to known defects, and meth contamination is a specific example that must be disclosed if you’re aware of it.

Common red flags that can stall or unravel a fast sale include:

  • Unconsented building work with no paper trail
  • Missing code compliance certificates on renovations
  • Unresolved items sitting on your LIM, such as outstanding resource consent conditions

Unresolved LIM entries like requisitions or abatement notices can genuinely affect a sale. Auckland Council notes these typically need council follow-up within about 10 working days, though inspections can push that out further. If you spot one of these, don’t panic and don’t hide it. Document what you’ve found, gather any receipts or producer statements you can, and get your conveyancer’s advice on how to frame it for a buyer. Honest disclosure upfront is consistently faster than a buyer discovering a problem after they’ve made an offer, because that’s when deals fall over or get renegotiated down.

Your 7 to 14 day roadmap to an offer-ready pack

You don’t need weeks to get this right. Here’s a realistic run at it:

  1. Days 1 to 3: Walk the property with your camera, build your condition log, contact a conveyancer, and start labelling PDFs as you go
  2. Days 4 to 7: Order your LIM and title search, request the council property file, and chase up receipts and a chattels list
  3. If your LIM won’t land before your target date: talk to your conveyancer about a conditional offer structure rather than waiting
  4. If a specialist report is needed: buyers or their partners typically arrange and pay for independent inspections in a cash purchase, so this shouldn’t sit on your critical path
  5. Package everything: one labelled folder of PDFs and photos, sent as a single pack, gets you a faster and more accurate offer than documents trickling in over several emails

A property sale checklist covering the wider sale process is worth a look once this pack is together, particularly if you’re also weighing how to settle quickly.

What if your property is tenanted?

Tenanted properties add a layer most checklists skip, and it trips up more sellers than you’d expect. You’ll need the current tenancy agreement on hand, along with bond lodgement details, so a buyer can see exactly what they’re inheriting in terms of lease length and rent.

Key management matters more than most sellers realise. Keep a simple log of every key set, garage remote, and access fob, noting which tenant or contractor holds which set. If you’re arranging inspections or photos while the property is still occupied, you’re legally required to give your tenant proper notice, not just a text the night before. This isn’t a minor courtesy. Getting it wrong can delay access and sour a sale before it starts.

If the tenancy will continue past settlement, buyers will want to know rent amounts, payment history, and whether the tenant intends to stay. If you’re planning to end the tenancy before sale, factor in the required notice period, because rushing this can create legal exposure that slows everything down. A landlord guide to handling tenants before sale walks through the notice requirements and key handover process in more depth.

For a cash buyer moving fast, a tidy tenancy file, correct notice given, and a clear key inventory removes one of the biggest unknowns in a tenanted transaction.

What structural points should you check yourself?

You’re not expected to be a building inspector, but a careful walk-around catches the issues that matter most to a buyer’s confidence.

Foundation: Look for stepped or diagonal cracking in exterior cladding near ground level, doors or windows that stick, and any visible slope in floors. Minor hairline cracks are common and rarely serious; wider cracks or fresh-looking ones are worth photographing and flagging.

Roof: Check from ground level with binoculars if needed. Note missing or lifted tiles, rust on metal roofing, and sagging ridgelines. Clear gutters and confirm downpipes actually connect to drainage rather than discharging onto the ground.

Walls: Both internal and external. Look for water staining, bulging linings, or cracking around window and door frames, which can point to movement or moisture ingress.

Drainage: Check that stormwater and wastewater drains aren’t blocked or overflowing, and note any damp patches near external walls after rain. Poor drainage is one of the more common issues buyers’ inspectors flag, and it’s usually far cheaper to disclose and price into an offer than to have it discovered later.

Standards like NZS 4306 guide professional inspectors, and while you’re not expected to inspect to that level yourself, understanding what a registered building inspector looks for helps you photograph the right things.

How do you check for pests before listing?

Pest evidence is one of those things sellers genuinely miss because it hides in the places nobody looks. Termites and borer leave small, distinctive signs: pin-sized exit holes in timber, fine sawdust-like frass near skirting boards or framing, and hollow-sounding timber when tapped.

Check exposed timber in the subfloor, around deck posts, and in the roof space if you can access it safely. Rodents are usually easier to spot: droppings in cupboards or roof spaces, gnaw marks on skirting or wiring, and greasy rub marks along wall bases where they travel repeatedly.

If you find any evidence, photograph it clearly and note the location. It doesn’t automatically kill a cash sale. Buyers purchasing as-is expect some wear, and a documented pest issue is far less concerning than one discovered after settlement that wasn’t disclosed. If you’ve had pest treatment done previously, dig out the receipt or service report and add it to your document pack. It shows the issue was addressed, not ignored.

Are the utilities and services in working order?

Buyers want a straightforward read on the property’s core systems, even in an as-is sale, because it shapes what they factor into their offer.

Electrical: Photograph the switchboard, noting whether it’s an older fuse box or a modern circuit breaker setup. Test light switches and power points room by room and note any that don’t work. Confirm smoke alarms are fitted and photograph them, since this is a basic legal requirement for rental and sale properties alike.

Plumbing: Run every tap and flush every toilet, checking for slow drains, dripping fixtures, or water pressure issues. Photograph the hot water cylinder and note its apparent age, since this is a common point buyers ask about.

Heating and cooling: Note what’s installed, whether it’s a heat pump, wood burner, or fixed panel heaters, and whether each one is functional. If there’s a wood burner, check whether it has current consent documentation, since older installations sometimes don’t.

Four property utility inspection categories

None of this needs a tradesperson’s visit for a basic property inspection checklist. A careful, methodical walk-through with your phone camera is usually enough to give a cash buyer the clarity they need to make a fair, fast offer.

What environmental hazards should you flag?

Older New Zealand homes, particularly those built before the 1990s, can carry a handful of environmental risks worth checking before you compile your pack.

Asbestos commonly turns up in older ceiling textures, some vinyl flooring, and cement sheeting used in cladding or eaves. You don’t need to test it yourself, and disturbing it is actually the wrong move. Note where it’s likely present based on the home’s age and construction, and disclose that possibility rather than guessing at its condition.

Mould is more straightforward to check. Look in bathrooms, around window frames, and in any rooms with poor ventilation, particularly if the home has had leaks. Photograph any patches you find rather than cleaning them off before your inspection, since a buyer will want to see the extent, not a freshly wiped wall.

Mould around bathroom window in NZ home

Lead paint is mostly a concern in homes built before 1970, especially on old window frames, skirting boards, and exterior trim that hasn’t been repainted in decades. Flaking or peeling paint on an older home is worth photographing and noting as a possibility rather than a confirmed hazard, unless you’ve had it tested.

Disclosing a possible hazard honestly, backed by your home’s age and construction details, is far better for a fast sale than a buyer’s own inspector finding it unflagged.

How do you assess flooring, windows, doors, and fixtures?

Interior condition is where sellers often either overstate their home’s appeal or underplay genuine wear, and neither helps a cash buyer make a confident offer.

Walk each room and check flooring for water damage, warping, or loose boards, particularly in bathrooms, laundries, and any room near an exterior door. Carpet wear is normal and rarely worth flagging unless there’s staining from a leak or pet damage that a buyer should know about.

Test every window for smooth opening and closing, and check for condensation between double-glazed panes, which signals a failed seal. Doors should close flush without sticking, and any that don’t might point to minor foundation movement worth noting alongside your structural photos.

Fixtures worth photographing individually include kitchen benchtops and cabinetry, bathroom vanities, and any built-in wardrobes. Note the age and condition honestly. A cash buyer isn’t expecting a showroom, but they do want an accurate picture so their offer reflects reality rather than guesswork.

What should you check outside: garden, fences, and driveways?

Outdoor areas often get less attention in a rushed sale, but they matter to a buyer’s overall impression and can hide costly issues if skipped.

Check fence lines for leaning posts, broken palings, and gates that don’t latch properly, and photograph the full boundary where possible. Driveways deserve a close look for cracking, pooling water after rain, and any subsidence, since driveway repairs can be expensive and buyers will want to know upfront.

Garden and lawn condition matters less for structural purposes but photograph it anyway for a complete picture, particularly any retaining walls, which should be checked for leaning, cracking, or drainage issues behind them. A failing retaining wall is a genuine structural concern, not just a cosmetic one, and it’s worth flagging clearly rather than letting a buyer discover it later.

Sheds, carports, and any other outbuildings should get the same photo and consent check as the main house. If a shed was built without consent, note that in your document pack rather than leaving it for a buyer to ask about.

An honest look at what actually speeds up a cash sale

Cash buyers often prefer sellers who provide clear council records and dated photos, as this tends to result in faster, more confident offers than relying on cosmetic improvements alone. Work through this checklist, loop in a conveyancer early, and disclose honestly. It genuinely reduces the risk of a settlement dispute later.

— Aaron

Get a fast cash offer with your property pack ready

Easysale is the alternative to listing with an agent when you need a genuine cash offer without commission, repairs, or months of open homes. Whether your situation involves damage or unconsented work, a divorce or separation, or settling an inherited estate, the process stays the same: no agents, no commission, no repairs required before you sell.

Easysale

Once your document pack and photos are ready, sending them through is straightforward. Follow this guide to submitting your property details for the clearest path to a no-obligation offer, and check out the sell fast within 7 days option if your timeline is tight. Send through your labelled PDF pack, your photo set, and your contact details, and Easysale will get back to you with a fair, no-obligation cash offer on your own timeline.

This article is general information, not a substitute for advice from a qualified financial advisor. Consult a qualified financial professional about your own circumstances before acting on anything here.

Sources

FAQ

What Should I Include in a Property Inspection Checklist for a Fast Sale?

Focus on a dated photo log covering every room, the roofline, and exterior, paired with your title search, LIM, consents, CCCs, rates notice, and tenancy papers if applicable. This combination gives a cash buyer everything they need to assess your property without a separate visit.

How Long Does a LIM Take to Get in New Zealand?

A LIM report typically takes up to 10 working days to process through your local council. Order it as early as possible in your sale timeline so it doesn’t hold up a cash offer.

Do I Have to Disclose Unconsented Work When Selling?

Yes. New Zealand disclosure obligations require you not to conceal known defects or issues, including unconsented building work, according to Real Estate Authority guidance. Document what you know, gather any available paperwork, and disclose it honestly rather than risk a dispute after settlement.

Does Easysale Require a Building Report Before Making an Offer?

Easysale buys properties in any condition, including those with damage or unresolved consent issues, without requiring repairs first. Current details on the process and any specific requirements are available on the Easysale website.

What if My Property Is Tenanted and I Need to Sell Quickly?

Keep your tenancy agreement, bond details, and a full key inventory ready, and give proper notice before any inspections or photos while tenants remain in the property. Buyers purchasing a tenanted property will want clarity on rent, lease length, and whether the tenancy continues past settlement.

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