Buying a Home

Finding the right home starts with knowing what you need, what you can afford and what is available. Whether this is your first purchase or your next move, a clear plan helps you compare properties and act with confidence.

Start with the way you want to live

Separate your must-haves from your preferences. Think about household numbers, accessibility, work space, parking, outdoor maintenance and how long you expect to stay. Visit an area at different times and try the journeys you will make regularly. Check school enrolment zones directly with the school rather than relying on an address description.

Understand your budget

Speak with your lender or mortgage adviser early. Allow for legal advice, property reports, insurance, moving and any immediate work, as well as the purchase price. Ask what conditions apply to pre-approval and what the lender needs for the particular property. Pre-approval does not automatically make every offer safe to make unconditional.

First-home buyers can use Settled’s first-home resources and check any KiwiSaver withdrawal or lending eligibility with the relevant provider. Check the current rules for your circumstances before including assistance in your budget.

Search and compare

Browse current listings and open homes, then tell a salesperson your preferred areas, budget and priorities. Ask how they can keep you informed about suitable properties and agree the contact that works for you. Compare recent similar sales as well as asking prices; differences in condition, land, title, aspect and layout can matter.

Do the property checks before you commit

• Have your lawyer review the title, ownership type, easements, covenants and agreement.
• Review the LIM and council property file, including consents and any alterations.
• Arrange an independent building inspection and specialist advice where needed. Ask whether you can rely on a report supplied by someone else.
• Confirm insurance availability and any conditions or exclusions with an insurer.
• Understand the chattels, boundaries, shared access and ongoing obligations. Unit titles and cross leases need their own careful checks.

For Christchurch homes, ask about earthquake claims, repairs, engineering advice and any outstanding work. A record of a claim is a starting point for questions, not proof that a home is unsuitable or that every repair has been completed. Match the documents to the actual property and discuss them with the right professionals.

Use Settled’s property research guidance to plan your enquiries.

Earthquake claims and repair records: what should you ask for?

A folder of earthquake paperwork is most useful when you can connect the damage, the settlement and the work carried out. Start this check early enough for your lawyer, inspector, insurer and lender to answer the questions that matter to your purchase.

Put the documents in a useful order

• Claim records: ask for the claim references, damage assessments, scope of work, settlement information and any later correspondence about missed damage or repair concerns.
• Repair evidence: ask which work was completed, by whom and when. Gather available invoices, photographs, engineering reports, consent records and completion documents, then compare them with the assessed work.
• Ownership and claim rights: give your lawyer the relevant sale and assignment documents so they can check which claims and remaining rights are covered.

For example, an assessment describing work to a foundation and an invoice for decorating answer different questions. Ask the appropriate specialist to explain whether the records address the original damage and the home’s current condition. An invoice alone is not an independent assessment of repair quality.

Check the claim history and anything still unresolved

The Natural Hazards Commission’s guidance for homes with previous claims explains how to check settled claims through the Natural Hazards Portal and request further claim information. A settled claim does not by itself confirm that repairs were completed. No claim showing on a map does not establish that a property has never been damaged.

If documents are missing, ask what can be obtained and allow time for that information before deciding how to proceed. Tell your advisers about any outstanding work, disagreement over repairs or later damage.

Keep council records, insurance and legal checks separate

A Christchurch City Council property file may contain plans, drainage records, consents and code compliance certificates. It may not contain every document you need. Have your adviser compare relevant records with the home as it stands today.

Ask your lawyer whether claims should be assigned to you, what any assignment would transfer and whether the ownership history creates a gap to resolve. Do not assume a deed transfers money already paid to a previous owner or gives you a new payment entitlement. Discuss private-insurer requirements separately.

Before committing unconditionally, tell your insurer and lender about the property’s history and confirm their requirements. Settled’s natural-hazard guidance is a useful starting point. For a hill home, use the Cashmere hill-property checklist alongside these document checks.

Making an offer or bidding

Find out the sale method, any deadline and whether the seller may consider an early offer. Get legal advice before signing and have any conditions drafted for your circumstances. Compare the price, deposit, settlement date and chattels together. Do not assume a verbal understanding changes the written agreement.

For an auction, complete your due diligence and confirm finance before bidding. Read our auction preparation guide and follow the deposit and settlement terms in the actual auction documents.

What if another buyer makes an offer?

A multi-offer process means more than one current written offer. Ask the salesperson for the agency’s process, the deadline and the paperwork you need. You may have only one chance to put forward your best offer, but keep the conditions your lawyer and lender say you need. The highest price is not always the offer the seller chooses, and the seller may reject all offers.

If you offered before the process became a multi-offer, you should have an opportunity to review your offer. If the others withdraw and yours is the only offer remaining, you should be told and have an opportunity to review it again. Read Settled’s multi-offer guidance. The listing salesperson acts for the seller; take independent advice on your own position.

From agreement to keys

Keep in touch with your lawyer and lender about conditions and the funds needed for settlement. Arrange a pre-settlement inspection to check the agreed condition, included chattels and any agreed work. Report concerns promptly to your lawyer and salesperson. Confirm insurance and moving arrangements, and wait for confirmation that settlement is complete before collecting the keys.

Ready to start looking? Meet the Cashmere team or call 03 337 5024 to talk through your requirements.