Terms & Conditions

Terms and Conditions Applicable to Inspection Reports Prepared by Master Inspections Limited

These terms and conditions apply to the inspection undertaken by Master Inspections Limited and the Inspection Report to which these terms and conditions apply. Inspections are undertaken by Master Inspections Limited in accordance with Residential Property Inspection Standard NZS 4306:2005. It is noted that Residential Property Inspection Standard NZS 4306:2005 requires contracts to be agreed in writing. Accordingly, these terms are deemed to be accepted and agreed in writing on the earliest of: the Client signing and returning the same; or, the Client booking the Inspection; or, the Client making payment to Master Inspections Limited.

Purpose of Inspection and Scope

The inspection report prepared by Master Inspections Limited to which these terms and conditions apply is prepared for the client to whom the inspection report is addressed (Client), and is based on an visual above-ground non-invasive inspection of the building or dwelling to which the Inspection Report relates. The Inspection Report has been prepared to provide general comments on the condition of the components of the building at the time of the inspection only. The Inspection Report and the inspection are subject to any express instructions received from the Client. The Inspection Report is not a specific structural survey, engineer’s report, weather tightness inspection or any form of guarantee or warranty as to the fitness of the building. If the Client requires a structural survey, engineer’s report, weather tightness inspection or other inspection from a third party specialist, Master Inspections Limited can assist with arranging such specialist third party inspection upon request.

As the purpose of this inspection is to assess the general condition of the building based on a limited visual inspection described below, the inspection may not identify all past, present or future defects. Descriptions in the Inspection Report of systems or appliances relate to the existence of such systems or appliances only and not the adequacy or life expectancy of such systems or appliances. Any area or component of the building or any item or system not specifically identified in this report as having been inspected was not included in the scope of the inspection.

The Client accepts that Master Inspections Limited may not detect some faults if: the fault only occurs intermittently; part of the building has not been used for a while and the fault usually occurs after regular use (or detection of the fault would only occur after regular use); the type of weather that would normally reveal the fault is not prevailing at, or around, the time of the inspection; the fault has been deliberately concealed; furnishings obscure the fault (see below); Master Inspections Limited has been given incorrect information by the Client, the vendor (if any), the real estate consultant, or another person; and/or the fault is/was not apparent on a visual inspection.

Visual Inspection

While all care and effort is taken to discover and record irregularities and defects in the building at the time of the inspection, Inspection Reports are based on a visual above-ground non-invasive inspection only. Due to the size, complexity and hidden nature of construction, irregularities and defects may not always be visible at the time of the inspection. Master Inspections Limited accepts no responsibility or liability for an omission in the inspection or the Inspection Report related to defects or irregularities which are not reasonably visible at the time of the inspection or which relate to components of the building which are below ground. The Client accepts that the visual inspection is limited to those areas of the building which are reasonably and safely accessible at the time of the inspection. Master Inspections Limited will not open up, uncover or dismantle any part of the building part of the inspection or undertake any internal inspection of the building. The inspection does not include any areas or components which are concealed or closed in behind finished surfaces (such as plumbing, drainage, heating, framing, ventilation, insulation or wiring) or which require the moving of anything which impedes access or limited visibility (such as floor covering, furniture, appliances, personal property, vehicles, vegetation, debris or soil). Master Inspections Limited does not move occupier-owned items for the purpose of undertaking the inspection. Master Inspections Limited is not responsible for inspecting, and the inspection will not cover, any part of the building or property to which access is not reasonably and safely available to carry out a visual inspection. This may include roofs, subfloor areas and ceiling cavities. High, constricted or dangerous areas cannot be inspected if in conflict with Occupational Safety and Health regulations.

Product names, materials and systems are generalized to help in reading and understanding the Inspection Report. All materials and systems are assumed to be standard typical construction or materials when not able to be fully investigated (whether for the reasons stated above or for any other reason).

Compliance with Statute Regulations, Territorial or other Relevant Authorities

Unless otherwise stated, Master Inspections Limited has not and will not make any inquiries or undertake any inspection of any third party, territorial or other relevant records in respect of the building. The Inspection Report does not replace and is not intended to replace a Council-issued Land Information Memorandum or Council file search. Master Inspections Limited recommends a Land Information Memorandum is obtained and Council file search conducted by the Client. If the Inspection Report contains any information obtained from the Council, then such information is only as accurate as the Council information on which such information is based. Master Inspections Limited accepts no responsibility for any error or omission in such information as a result of inaccurate Council records.

Master Inspections Limited makes no representation that the building complies with the requirements of any legislation (including any Act, regulation, by-laws, etc.), including but not limited to the Building Act 2004, Health and Safety at Work Act 2015, Fire and Emergency New Zealand (Fire Safety, Evacuation Procedures, and Evacuation Schemes) Regulations 2018, or the Disabled Persons Community Welfare Act 1975. The Inspection Report is not a site or environmental report and Master Inspections Limited makes no representation as to the existence of or absence of any “contaminant” (as that term is defined in the Resource Management Act) or any “hazard” (as that term is defined in the Health and Safety at Work Act 2015) in the building or property.

Title and Boundaries

Master Inspections Limited has not undertaken a search of the title to the property, or a survey of the property and assumes no responsibility in connection with such matters. Unless otherwise stated, it is assumed that all improvements lie within the title boundaries.

Not a Guarantee or Warranty

Master Inspections Limited does not guarantee or warrant the work of any contractor or service, or the integrity of any product, appliance or fixture, natural or processed or any building system or cladding system applied. The Inspection Report is not a guarantee or warranty as to the state of the building.

Publication and Use

Neither the whole nor any part of the Inspection Report or any other report (whether verbal or written) or any reference to this Inspection Report or any such other report may be: included in published document, circular or statement, whether hard copy or electronic; transferred to any person other than the Client; or distributed or sold, in each case without first obtaining the written approval of Master Inspections Limited. The Inspection Report is not to be used in any litigation except with the prior written approval of Master Inspections Limited.

Master Inspections Limited’s Responsibility

Master Inspection Limited accepts no liability in relation to the inspection or the Inspection Report to any person other than the Client. Master Inspections Limited will not be held responsible for any damage to the building arising from Master Inspections Limited’s inspection.


Should any dispute arise as a result of the inspection or Inspection Report, it must be submitted to Master Inspections Limited in writing immediately. The Client agrees that in the event of a dispute, the contents of the Inspection Report may not be used to satisfy any terms of a sale and purchase agreement until the disagreement/dispute has been resolved. The Client agrees that if, after raising a dispute, the Client uses the inspection or Inspection Report to make an unconditional offer or confirm a sale and purchase agreement, the Client shall be deemed to have waived all rights to continue with the dispute, and/or raise any future dispute or claim against Master Inspections Limited. In the event of a claim/dispute regarding damage to a building, the Client will allow Master Inspections Limited to investigate the claim prior to any repairs to the building being undertaken or completed. The Client agrees that if the Client does not allow Master Inspections Limited to investigate the claim of damage before any repairs are carried out, the Client shall be deemed to have waived the Client’s rights to continue with and/or make any future claim against Master Inspections Limited. In the event of any dispute, the Client agrees not to disturb, repair or attempt to repair anything that may constitute evidence relating to the dispute, except in the case of an emergency.

Limitation of Liability

Directors and employees of Master Inspections Limited shall not be liable to the Client for any activity undertaken by Master Inspections Limited. If Master Inspections Limited becomes liable to the Client, for any reason, for any loss, damage, harm or injury in any way connected with the Inspection Report, Master Inspections Limited’s liability shall be limited to a sum not exceeding the cost of the inspection and the Inspection Report. Master Inspections Limited will not be liable to the Client for any consequential or special loss of whatever nature suffered by the Client or any other person injured and the Client indemnifies Master Inspections Limited in respect of any claims concerning any such loss.


Nothing contained in these terms and conditions shall be deemed to exclude or restrict any rights or remedies that the Client may have under the Fair Trading Act 1986 or the Consumer Guarantees Act 1993 or otherwise at law. If any provision in these terms and conditions is illegal, invalid or unenforceable, such provision shall be deemed to be excluded or read down to the extent necessary to make the provision legal, valid or enforceable, and the remaining provisions shall not be affected.

Residential Property Inspection

The areas detailed in this report are based on a visual inspection of the services and components of the home focussing on significant defects visible on the day of the inspection, outlining maintenance requirements and assessing the general condition of the property and fixed items within. This report is deemed valid for a period of three (3) months from the day of inspection. Master Inspections Limited cannot be held accountable for any damage caused by severe weather conditions or acts of God after the inspection date. Rain after a prolonged period of dry weather can cause moisture ingress problems previously not available for detection by the inspector. Master Inspections Limited will comment on the weather conditions on the day of the inspection and warn of this possible scenario within the report.

This Residential Property Inspection shall be performed in accordance with NZ Standard 4306:2005 Residential Property Inspection. The report will cover grounds and gardens, retaining walls (mixture of types), house exterior cladding, structural integrity, interior and exterior foundations, including sub-floor void (where reasonable access allows viewing), roofing areas, ceiling void, security control assessments (not tested), plumbing, electrical and heating summaries, an interior summary of all living area rooms, checking the operation of door and window joinery including hardware. The assessment of insulation usage within wall and ceiling voids will be based on visual sightings (where reasonable viewing allows). Garages and carports will be assessed as to their condition and maintenance requirements. If it is believed the structure has been developed without permits or consent from local authority this will be outlined within the report. Sheds and other associated out-buildings will be viewed and a basic assessment conclusion given. This report shall reflect conditions as sighted on the day of the inspection. If qualified tradesmen are required to provide additional information on any aspect of defects sighted to the structure, plumbing, electrical, gas fitting/appliances, home heating etc. referrals will be made within the report. It should be noted that we are not obliged to name individuals who can perform these tasks. These terms and conditions shall apply to any subsequent report issued upon request by the client or the agent acting for or on behalf of the Client.

Limitations to Inspection

Areas that are concealed (either fully or partly), contained or generally inaccessible, cannot be sighted due to walls, wall linings, ceiling linings, flooring, pathways, gardens, debris, insulation, vegetation or dense foliage, furniture, stored items, vehicles or any other object which obscures good, clear viewing of the subject matter, cannot be inspected with any degree of defined accuracy or included in full within the report. The Client shall assume all risk, for any condition or problems that may be conceded during the inspection process. No dismantling of any components, moving of any unreasonable items of furniture, stored possessions or vehicles shall take place. No dislodging portions of the structure, cladding, roofing or joinery shall take place during the inspection, and there will be no destructive or invasive inspections performed, unless otherwise requested and agreed upon in writing by the vendor.

Items Not Included Within This Residential Property Inspection

We recommend freestanding and built-in type wood burners are to be checked by an authorised, qualified installer prior to property purchase. This will eliminate potential hidden problems related to the flue or general working condition of the unit. Annual checks and servicing post purchase will be required for insurance purposes.

Non-invasive testing for potential moisture leak events concentrate surveys around high risk areas outlined within “Moisture Testing Explanations”. (This does not constitute a full non-invasive moisture ingress survey). These are standard within the Residential Property Inspection report, unless any further testing is specifically requested (this involves a full comprehensive Moisture Test and Ingress Survey also explained within “Moisture Testing Explanations”).

Specialist appliances and unique items may be commented on as being present but shall not be tested, this includes and is not limited to central heating systems, air conditioning units and related controls, internal vacuum systems, specialised electronic controls and components of any kind, swimming pools, spa pools and spa baths, low voltage transformer systems, interior fire protection sprinkler systems, outdoor irrigation systems, solar heating systems, well orientated water or private sewage systems, any item that is subject to a special purpose property inspection report as per NZS 4306:2005.

Commenting on or assessing the presence of lead paint, asbestos, products that possibly contain mould, fungi, concealed or covered dry rot, plumbing pipes and electrical wiring, conduit or any component or fitting installed beyond the wall/ceiling linings. No assessment toward life expectancy of any item, systems, or outcome of possible events shall be made.

The inspector is not at liberty to discuss estimated costs of repairs. This written report is not a compliance inspection or certification for past or present codes or regulations. This inspection and report is not a warranty, guarantee or insurance policy, and shall not be used as a substitute for a final walk through inspection by the Client. Note we are unable to test for asbestos at this time, nor will we be held liable if this is found and/or present on site. We may comment on the potential of asbestos being on the site and/or the building, however this would need to be confirmed by an asbestos testing specialist.

Reasonable or Safe Access

Areas where safe and unobstructed access is provided and that minimum clearance is available; or where those clearances are not available, areas within the inspector’s unobstructed line of sight. Area Covered Ceiling Access In mm
  • Roof Interior 450 x 400
  • Sub Floor 500 x 400
  • Roof exterior
Crawl Space mm
  • 600 x 600
  • Timber floor – 400
  • Concrete floor – 500
  • Access from a 3.6mm Ladder
Height Limitations
  • Access from a 3.6m ladder
  • NOTE: Timber floor 400mm from underside of bearer.
  • NOTE: Roof pitch, roofing material and weather conditions may limit or prevent access.

Disputes and Limitation on Liability

The Client agrees and understands to notify the inspector of any dispute in writing, within one (1) seven (7) day week of detection. The Client further agrees that with the exception of emergency conditions, Client, or Client’s agents, employees or independent contractors will make no alteration, modification or repairs to the claimed discrepancy prior to a re-inspection by the inspector. The Client understands and agrees that any failure to notify the inspector as stated above shall constitute a waiver of any and all claims for said failure to accurately report the condition in question.


  1. This report and indemnify insurance coverage does not extend to any building found to be suffering from leak issues as a result of exterior weather tightness / moisture ingress concerns. Our insurers do not cover this at any level and we Master Inspections Limited will take no responsibility for any leak event claim made against us above the cost of the initial report fee.
  2. This report and indemnity insurance coverage does not extend to any building found to be suffering from building defect issues or mould. Our insurers do not cover this at any level and we Master Inspections Limited will take no responsibility for any claim made against us above the cost of the initial report fee. Master Inspections Limited does not expect any other parties to use this report for pre-purchase negotiations, unless a further copy has been individually purchased by a separate client.


Receiving payment prior to releasing the report will be required on every occasion, unless other prior arrangements have been made. If it is at any stage determined that the Client has misinformed Master Inspections Limited as to the size of the property and not disclosed the presence of any additional dwellings, separate accommodation (detached or attached), multiple living areas or extra bedrooms at the time of the price quotation, we reserve the right to increase the final bill to suit the property’s actual size. Interest will be added at the rate of 10% per month on overdue accounts. Any costs incurred during debt collection will be added to the overall bill.

Appendix A – Moisture Testing

During the course of every House/Commercial Inspection, moisture testing procedures will be undertaken around high risk areas and places of common fault. Any moisture concentrations detected during this or any extended surveys (findings related), will be included within this report. These will relate to percentages as an accurate gauged measurement. Readings found to be over an acceptable average (above 18.0%) will be documented. In cases where findings are deemed to be within the ‘acceptable’ range (below 18.0%), levels may not be included.

Below is a guide to moisture content within substrates, photographs of the Protimeter ‘Mini’ moisture detection equipment used and explanations of invasive and non-invasive moisture testing.

Normal: Although readings will differ from house to house given dwelling location, type of heating used and ventilation in the rooms, readings in excess of 18.0% may be considered high when compared to average readings taken throughout the property interior.

Of Concern: Moisture content of between 18.0% and 25.0% may allow the establishment of decay species under certain conditions. This environment can also harbour toxic mould growth on the reverse of wall linings. This level of moisture content serves as a warning that remedial action is required, but extreme damage is not likely.

Hazardous: A detected moisture content of between 25.0% and 30.0% will allow the establishment of most timber decay species. It is unlikely that timber with this moisture content will be able to remain in the structure and may require replacement. Toxic mould growth on the reverse of wall linings is likely.

Severe: Moisture content in excess of 30.0% is extreme and rapid timber deterioration is probable. This does depend on how long the moisture has been present in the timber. It is unlikely that any simple remedial options are available. Timber with this extent of moisture content will require removal from the structure and specific methods may be required to clean up the advanced decay within the framing. Toxic mould growth within the wall cavity and on the reverse of wall linings is very likely.

Non-Invasive Moisture Testing

During a standard residential property inspection this involves passing the ‘Protimeter’ hand held capacitive device over the plasterboard and joinery local to high risk areas such as around windows and door sills, reveals and heads. Further testing inside from high risk roof flashing details and internally constructed balconies will be undertaken as well as surface testing around wet rooms i.e. showers, laundry, etc. During the full non-invasive moisture test all external wall surface areas including the above will be tested using this method.

Moisture Testing Readings

Any readings taken during the course of the inspection are detailed in the report.