AUCKLAND HOUSE INSPECTION SERVICES

​1. General moisture check vs targeted investigation

General moisture check.

Our standard house inspection includes a general non-invasive moisture check of accessible internal areas.

This includes targeted testing of common risk locations, such as around windows and doors, external-wall skirtings, bathrooms, showers, toilets, laundries, kitchens, plumbing fixtures, and any areas that appear suspicious during the inspection. The purpose is to identify visible warning signs and 'potentially elevated moisture responses' at the time of inspection. It is a screening process included as part of the wider building inspection.

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Targeted moisture investigation

A separate targeted moisture inspection is appropriate when there is a known concern, visible damage, a history of leaking, elevated non-invasive readings, thermal anomalies, or a need to better understand the likely cause of a moisture-related issue. This inspection focuses on the affected area and may include more detailed moisture mapping, thermal imaging, inspection of adjoining spaces, review of likely leakage paths, and assessment of accessible plumbing, roofing, cladding, joinery, shower, tiling, and waterproofing details. The aim is to help identify the 'most likely source and extent' of the concern and advise the appropriate next stage of investigation or repair. It remains non-invasive unless written permission is provided for further access.

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2. What is invasive moisture testing, and when is it needed?

Invasive moisture testing may be considered when non-invasive inspection identifies elevated readings, visible damage, or other signs of a possible concealed leak, but the cause cannot be clarified from accessible surfaces alone.

With the current owner’s written consent, we can undertake limited, targeted access work, such as drilling small test holes or opening a selected area of wall or lining. This can allow closer inspection of concealed areas and, where appropriate, moisture testing of framing or substrate materials.

Any invasive testing is discussed and agreed before work begins. The proposed locations, method, purpose, likely effects, reinstatement arrangements, and costs are confirmed in writing before the inspection.

For a property being purchased, consent must be provided by the current owner or vendor. Invasive testing is not included in a standard visual or non-invasive house inspection.​​​

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3. Can thermal imaging find a water leak?

Thermal imaging can identify temperature variations that may be consistent with moisture or a leak. It is particularly useful for inspecting roof leaks and efficiently scanning larger areas. However, it does not directly measure moisture or see through walls. We use thermal imaging alongside visual inspection and non-invasive moisture testing to identify areas that may require further investigation.

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4. Can a non-invasive moisture meter definitely confirm a leaking shower?

No. A non-invasive moisture meter can identify elevated comparative readings, but it cannot confirm the exact source of the reading or verify the condition of concealed waterproofing. Tiles, adhesives, metal, plumbing, fixings, and other concealed materials can influence the results.

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5. Do you need to remove tiles or wall linings?

Not for the initial inspection. Our assessment is non-invasive and is intended to identify and map areas of concern without unnecessary damage. If the findings remain concerning, we may advise targeted investigation by an appropriate specialist.

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6. Can you inspect a bathroom before buying a house?

Yes. A moisture and thermal-imaging assessment can be included within a pre-purchase inspection or arranged as a targeted inspection where the bathroom, shower, roof leak, cladding, or another specific issue requires closer attention.

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7. Can you confirm whether waterproofing is installed correctly?

Not through finished tiles or linings alone. Waterproofing is concealed, and its continuity and condition cannot normally be verified during a non-invasive inspection. Where concerns are identified, we advise further assessment by an experienced waterproofing or tiling specialist.

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8. Are there limitations to a non-invasive moisture inspection?

Yes. A non-invasive moisture inspection assesses the condition of accessible areas at the time of the inspection. Because walls, ceilings, floors, cladding cavities, plumbing, and framing can be concealed, the inspection cannot confirm the exact source, depth, duration, or full extent of moisture within those hidden areas.

Thermal imaging and non-invasive moisture meters are diagnostic screening tools. They help identify areas that may need closer attention, but they cannot on their own confirm a plumbing leak, waterproofing failure, membrane continuity, or the condition of concealed framing or other inaccessible materials.

Results are based on the areas that are safely accessible and visible at the inspection. We do not remove linings, cladding, insulation, fixtures, furniture, or other items that restrict access unless separate invasive work has been agreed in advance.

Where results indicate a concern, or where the source cannot be established without further access, we may recommend targeted investigation by an appropriately qualified trade professional or specialist.