Final Inspection Checklist NZ: Renovation and Settlement
In New Zealand, “final inspection” can mean two different things. If you have renovated under a building consent, it is the council’s last site visit before a Code Compliance Certificate (CCC). If you are buying a home, it is usually the pre-settlement inspection, where you check the property is in the condition the contract promised. This guide gives you a checklist for each, so you know which one applies and what to do before the inspector or the settlement date arrives.
TL;DR
A council final inspection checks consented work against the Building Code. A pre-settlement inspection checks the property and chattels against your sale agreement. They are separate events.
Passing the council final inspection does not issue the CCC. You still need to apply for it.
Have the consent documents, Records of Work and certificates on site, and keep the site safe and tidy, or the inspector may not do the visit.
Book your pre-settlement inspection at least 2 working days before settlement, and call your lawyer straight away if something is wrong.
Do not rely on a vendor’s building report. Commission your own.
Table of Contents
Two inspections, two purposes
The confusion is common because both are “the last look” before something finishes. They have different owners, rules and consequences.
Council final inspection | Pre-settlement inspection | |
Who it is for | Owner of consented building work | Buyer under a sale and purchase agreement |
What it checks | Work matches the consent and Building Code | Property and chattels match their condition when you signed |
Who carries it out | Council building inspector | You, ideally with a checklist |
What follows | Application for a CCC | Settlement, or negotiation with the seller |
Auckland Council describes its final inspection as focused on whether the completed work complies with the building consent and Building Code, and not on the same questions a buyer asks before settlement. The sections below take them in turn, starting with renovations.
Council final inspection checklist for a renovation
A final inspection is required for any project with a building consent. Not every job needs a consent, so check first. Our guide to building consent exemptions explains which work can go ahead without one.
1. Know who is booking it
Builders and contractors usually make the bookings, but the owner is ultimately responsible. Building Performance guidance suggests keeping your own diary of due inspections and contacting the council to confirm each one is scheduled. Have the building consent number, the address and an on-site contact ready when you book.
Your consent lists the inspections required. Do not assume the final is the only one. Earlier inspections, such as pre-line, must have passed before the final means anything.
2. Get the paperwork on site
Inspectors often refuse to carry out the inspection when the approved consent documents are not physically on site. The Auckland Council guide to booking inspections names the usual gaps. Check that you have:
the approved consent documents and plans, as a printed set
Records of Work from each Licensed Building Practitioner who did restricted building work
energy works certificates for gas and electrical work
drainage as-built plans, where drainage was altered
any producer statements or engineer sign-offs your consent requires
Ask for these from each trade as they finish, not at the end. Chasing a plumber for a certificate three weeks after the job is the most avoidable delay in a renovation.
3. Make the site safe
Auckland Council inspectors expect a safe site. An untidy or unsafe site can lead to the inspector refusing the visit, which may mean a chargeable failed inspection and a new booking. Any scaffolding the inspector needs must be in place and safe to use before they arrive.
Before the visit:
Clear tools, offcuts and rubbish from access routes.
Secure or cover openings, ladders and open drains.
Make sure access is unlocked, with someone on site who can answer questions.
Keep pets out of the work area.
A general guide to running a site inspection is a useful read on how professionals prepare. It is written for another country, so rely on your council’s requirements for what applies here.
4. Walk the work yourself first
Do a pass with the consent drawings in hand. You are checking that what is built matches what was approved. Inspectors need the consent documents to accurately reflect the work on the site, so a change made during the build that was never approved is the thing to find before they do.
Tick through these areas where they apply to your project:
Layout and structure: walls, openings and levels as drawn. Any variation from the plans noted and approved.
Plumbing and drainage: fixtures working, no leaks under vanities or around waste pipes, water running away freely.
Electrical: switches, outlets and lights working, certificates available.
Wet areas: sealant continuous around baths, showers and benchtops, no gaps or soft spots.
Smoke alarms: present and positioned correctly. See our note on smoke alarm placement and renovation timing.
Insulation and linings: installed as specified. If you retrofitted walls, our wall insulation guide covers the moisture gap detail.
Exterior: flashings, cladding, decks and handrails complete and safe.
Finishes: painting, flooring and trims complete. These are not usually the inspector’s concern, but you will want them right before the final payment.
5. If the inspection fails
A fail is not the end of the project. Where a final inspection fails or more documentation is requested, Auckland Council’s guide says this must be satisfied within 6 months, or another full final inspection will be needed. Fix the listed items, collect the missing documents and rebook rather than letting it drift.
After the inspection: the Code Compliance Certificate
Passing the final inspection and holding a CCC are not the same thing. After passing, you must apply for the CCC. Building Performance explains that a missing CCC can hold up final builder payments, affect insurance cover and complicate a sale. Councils must make a decision on issuing a CCC within 20 days of the expiry of 2 years from the date the consent was granted.
In practice, apply as soon as the final has passed and your documents are complete. Unfinished consents are a common surprise for buyers and sellers. If you have inherited work that was never signed off, or was done without consent, read our homeowner’s guide to legalising unconsented work.
Perspective: what we see on final inspection day
Most failed finals we hear about are paperwork problems, not building problems. The work is fine, but a Record of Work is missing, a certificate is with a trade who has moved on, or the plans on site are not the approved set. That is why we run each project with one point of contact and manage every trade through the building consent process. Someone is responsible for gathering the documents as each trade finishes.
Our advice to any homeowner, whoever builds for you: ask in writing, before work starts, who will provide each certificate and when. Then check it off as each trade leaves site. Treat the final inspection as a checklist you have been completing for weeks, not a single test on one morning.
— Rudi
Pre-settlement inspection checklist for buyers
If you are buying, your final inspection is the pre-settlement one. Settled.govt.nz describes it as your chance to check the property and chattels are in the same condition as when you signed, and that the seller has met any agreed conditions. It recommends booking at least 2 working days before settlement, so there is time for the seller to fix issues or discuss compensation.
Before you go
Re-read the sale and purchase agreement for the chattels list and any conditions the seller agreed to, such as repairs.
Take the chattels list, your phone for photos and a torch.
Take your lawyer’s contact details. If you find a problem, contact your lawyer straight away. Raising it less than 24 hours before settlement leaves you little leverage.
Room by room
Area | What to check |
Every room | Walls, ceilings and floors undamaged since your last visit. Windows and doors open, close and lock. |
Kitchen | Oven, cooktop and rangehood work. Cupboards and drawers open smoothly. Dishwasher and other listed chattels present. |
Bathrooms | Run taps, shower and toilet. Check water pressure and drainage. Look under vanities for leaks. |
Laundry | Tubs drain freely and taps work. |
Heating and hot water | Heat pump, fireplace or heaters work. Hot water arrives. |
Electrical | Lights and outlets work. Check smoke alarms. |
Chattels | Curtains, blinds, light fittings, fixed floor coverings and anything else on your list are still there. |
Outside | Garage, fences, gates, garden and driveway as before. No rubbish left behind. |
Repairs | Any work the seller agreed to is finished, with receipts or certificates for consented work. |
A useful habit is to test everything rather than look at it. A dishwasher that was fine on viewing day may not run. Photograph any problem with the date visible, then pass the details to your lawyer.
Do not confuse this with a building report
A pre-settlement walk-through is not a building inspection. It will not find rot behind cladding or a poorly built deck. Consumer Protection notes that a vendor’s building report does not protect you, because the vendor is the client, and encourages buyers to commission their own independent report that complies with NZS 4306:2005. Do that before you go unconditional, not at settlement.
If the house has had work done, ask the seller for the consent, the CCC and any warranties. Our guide to what building warranties in NZ actually cover explains why those documents matter. Older homes bring their own checks. If you are weighing up a villa, see our villa renovation guide and our note on asbestos in NZ homes before you plan work.
Rental inspections are a third kind
The search for a final inspection checklist also brings up landlord pages, so a quick note. Rental inspections follow the Residential Tenancies Act rules published by Tenancy Services. Landlords can inspect no more than once every 4 weeks, must give at least 48 hours’ written notice, and inspections must happen between 8am and 7pm for rental properties, per Tenancy Services. Boarding houses have different notice and hour rules, so check the same page if that applies to you. This article is for owners and buyers, so we have not built a full rental checklist here.
Fixing the small things before the final
The minor items are what holds up a handover: a loose cabinet door, tired sealant, a scuffed wall or a mismatched fixture. They are quick to fix, but easy to leave until they delay everything else.
If you are preparing a home for sale or for a final handover, our small jobs services cover vanity and fixture swaps, silicone and sealant refresh, touch-up painting and patch repairs, curtain and window dressing refresh, and kitchen hinge and cabinet adjustments. For larger projects we manage the whole job. That includes kitchens and bathrooms offered in Grade A, B and C packages, and full home renovations, with all trades and the consent process handled by one team. If you want to talk about a project in Auckland, start at Sorted Home Solutions.
Whatever you choose, check what any contractor’s insurance covers before work begins. Our piece on renovation insurance in NZ lists what to ask.
A one-page summary to print
Council final inspection
Confirm earlier consent inspections have passed.
Book the final with the consent number, address and on-site contact.
Put the approved plans, Records of Work, certificates and as-builts on site.
Clear and secure the site, with scaffolding safe if needed.
Walk the work against the plans and note any unapproved changes.
After the pass, apply for the CCC.
Pre-settlement inspection
Read the agreement for chattels and conditions.
Book at least 2 working days before settlement.
Test every fixture, appliance, tap and outlet.
Photograph problems and call your lawyer immediately.
Confirm any agreed repairs were done, with paperwork.
FAQ
Does a passed final inspection mean I have a Code Compliance Certificate?
No. After the inspection passes, you must still apply for the CCC. The council then decides whether to issue it. Without it you may face problems with final payments, insurance and selling the property.
What happens if my building inspection fails?
The inspector lists what must be fixed or provided. For a failed final in Auckland, you have 6 months to satisfy the council’s requirements, or a full final inspection is needed again. A failed visit caused by an unsafe site or missing documents may also be chargeable.
When should I do the pre-settlement inspection?
Book it at least 2 working days before settlement. That leaves time for the seller to fix problems or agree compensation. If you find an issue, call your lawyer immediately, because raising it within 24 hours of settlement limits your options.
Is a building consent checklist the same as a final inspection checklist?
No. A consent checklist covers what you submit to the council before building starts. The final inspection checklist covers what must be ready when the work is finished, including documents, certificates and a safe site.
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