Borer inspection before you sell

Why do vendors commission a borer inspection?

Most vendors book one for the same reason: to avoid a surprise during the buyer's conditional period. A buyer's building report that says “evidence of borer, specialist recommended” can stall a sale, open a price renegotiation or send a buyer away, all while your settlement plans depend on the date. A vendor who already knows the answer can respond with facts.

The inspection also helps you decide whether any work is worth doing before the photographs are taken. Old, inactive holes in roof framing might need nothing more than a line in the findings. Live borer in a subfloor might be cheaper to treat now than to argue about later. Timber that has lost strength needs a builder either way, and it is better to know that with weeks to spare than days.

What do agents have to disclose about known defects?

Under the Real Estate Agents Act (Professional Conduct and Client Care) Rules 2012, an agent does not have to discover hidden defects, but rule 10.7 requires them to disclose known defects to a customer. Borer is not named in the rules; known borer damage is treated as a physical defect like any other. This is general information, not legal advice: talk to your lawyer about your own position.

Rule 10.7 also covers suspected defects. Where a reasonably competent agent would suspect a hidden defect, they must either obtain the vendor's confirmation, backed by evidence or expert advice, that there is no defect, or make sure buyers are told of the risk so they can get their own advice. Rule 10.8 says an agent must stop acting for a vendor who asks them to withhold that kind of information, and rule 6.4 bars agents from misleading customers or withholding information that should be provided in fairness.

In practice that means once your agent knows about borer, buyers will hear about it. A written inspection gives the agent something accurate to pass on, rather than a vague mention that invites buyers to assume the worst.

Treat before listing, or disclose and let the buyer decide?

Both are legitimate, and the right choice depends on what the inspection finds and how long you have. Live borer in accessible framing is usually straightforward to treat before listing, and a dated treatment record answers the question buyers will ask. Old, inactive damage usually needs no work, only an accurate description.

Treating does not remove the obligation to answer questions honestly. A buyer who asks about borer should hear what was found and what was done. What a treatment usually involves is set out in treating live borer, and when weakened timber needs consent is covered under borer damage repair.

What will buyers see in their own reports?

Most buyers commission a pre-purchase building inspection that follows NZS 4306. Consumer Protection describes it as a visual check that lists borer among the signs inspectors look for, alongside rot and damp. It does not see behind linings, so a building report may only say “evidence of borer” and suggest a specialist.

Some buyers then book their own borer check. If you have a recent written inspection and a treatment record, the buyer's inspector can compare what they see with what you found, which tends to settle things faster than two reports that disagree because one of them is missing context. The buyer side of the process is described in pre-purchase borer inspection, and the way building reports word borer is covered in borer in a building report.

Expect buyers' inspectors to probe anything that looks repaired, and to note fresh dust under recently treated timber. A clear written history of what was done, and when, answers those questions in a sentence.

When should a vendor book the inspection?

Book before you sign the listing agreement if you can, so there is time to act on the findings. Treatment is best done ahead of the flight season of the beetle involved: early summer for the common house borer, autumn for the two-toothed longhorn. A builder's assessment, if needed, can take weeks to arrange.

If the house is already on the market, an inspection is still useful, especially before a buyer's building report comes back. Let the inspector know about any open homes or settlement dates when you book, and make sure the roof hatch and subfloor access are clear. Furniture or stored goods against subfloor openings are the most common reason areas end up recorded as not inspected.

What should the written findings contain?

Findings that will be shared with an agent or buyers need to be clear to someone who was not there. Each area of the house should be listed with its result, including areas that could not be reached, and the report should be dated so that later readers know how current it is. Photos of representative holes help, but are not essential.

• Area by area. Roof space, subfloor, exterior cladding, floors and any other parts checked.
• Species and activity. Which beetle and whether it appears active, historic or uncertain.
• Structural flags. Any timber that dents or crumbles when probed, marked for a builder.
• Not inspected. Each area that could not be seen, and why.
• Next steps. No action, treat, monitor, or builder, for each area.

Whether to show the written findings to buyers is your decision, made with your agent and lawyer. Many vendors find a dated report easier to share than a verbal summary.

For vendors and buyers

• Borer inspectionWhat a borer inspection records, part by part, and what it costs
• Pre-purchase borer inspectionA borer check timed to your building condition, read alongside the building report
• Is borer a deal breaker?When borer should change an offer on a house, and when it should not
• Borer costPublished Auckland prices for borer inspections and treatment, and what moves them