Deciding whether the ground needs testing by an engineer, taking into account wind zones, whether the section needs surveying, and how to get a valuation.

Checking for ground stability

It is important to know that your section is solid. For example, a subdivision built over an old dump site could be slowly sinking, or it could have toxic waste below the surface.

The services of an engineer are likely to be needed if there is concern about the stability or compactness of the earth. A geo-technical engineer will be called in, usually by the architect or designer, to do some testing. If there are difficulties with stability or compactness, special design of the foundations will be required, with input from an engineer.

If you are buying in a new subdivision, the developer will probably have an engineer’s report which you can ask to see. Any earthworks in urban areas have to be done to standards, with engineer certification of earthworks over a certain depth or height identifying that the finished ground is suitable for residential development.

There may be limitations on the types of materials that can be used. If there is a lot of infill it may not be possible to use heavy materials, such as concrete block or brick, to build the house. This is important as most of us assume that the ground will be suitable for any type of construction.

For older areas, the LIM or council files may give you some information about the ground stability and likely bearing capacity at the site. Or there may be encumbrances placed on the certificate of title identifying any uncertified or un-engineered fill in the site.

If there is any reason to think the ground might not be stable, or provide adequate bearing, or needs special drainage, call in the services of a suitably qualified engineer. You can find a list of chartered professional engineers in the Yellow Pages.

You can also request a Hazard Report from Quotable Value Ltd. A Hazard Report will give you an assessment of earthquake frequency, fault rupture, amplification, liquefaction and landslide risk specific to the site. It is not to be used instead of a site inspection or engineering report, but does provide information about what lies underneath a property. You can request the report online www.qv.co.nz or phone on 0800 164 444. See also Property Insight where you can purchase a hazard report, or access free information about managing hazards around your property. Regional councils may also have some relevant property information.

Survey information

You need to make sure your section is surveyed correctly so that you don’t encroach on your neighbour’s property and so that the house is correctly set out in relation to the boundary pegs.

It can be useful to get a copy of the cadastral plans [define] and an aerial photo of the property. Your council can provide these, for a fee. While these can provide you with background information about the section, they are not guaranteed to be accurate and they may not provide the amount of detail needed to accurately define the boundaries. To order a plan or photos, you need the legal description of the property, e.g. Lot 1 DP 12345 (DP stands for deposited plan [define]). A rates demand or valuation notice will have this information.

If there is any doubt about the exact dimensions of the section, use the services of a registered surveyor to identify the precise boundaries. For example, the pegs might not be able to be found, especially with older properties. In some cases, the property may never have been surveyed so it won’t have a deposited plan (DP).

Getting it re-surveyed will help you avoid expensive encroachment disputes and ill-will between you and your neighbours.

To engage a surveyor, you can either make an appointment to see them in their office or at the section. The surveyor has access to maps, survey plans, and the district plan. If possible, you should take with you:

• The certificate of title.
• The current valuation for rating purposes.
• Aerial photos.
• Engineering drawings.
• A sketch of your proposal.

Look in the Yellow Pages or on the NZ Institute of Surveyors website to find a surveyor. 

Getting a valuation

A valuation will allow you to see if the price reflects the market value of the section. And you may need it if you are borrowing from a bank.

You can have a valuation done by Quotable Value Ltd. Go to www.qv.co.nz or call 0800 164 444. Or you can have one done by a registered valuer. To find a registered valuer, look on the New Zealand Property Institute website. A registered valuer has met the standards and requirements of the Valuers Registration Board (VRB), and has a current practising certificate from the VRB.