You have found your first home. The building report comes back and there is a section on the foundations that stops you in your tracks. Floor level variations. Non-compliant pile repairs. Recommendation for a foundation specialist assessment. It looks serious. But before you consider walking away from the contract, it is worth understanding what these findings actually mean and what your options are.
Why Christchurch Homes Have Foundation Issues
Christchurch has a complicated relationship with its ground. The 2010 and 2011 earthquakes caused widespread land movement across the city and wider Canterbury region, leaving thousands of older homes with foundations that shifted, settled unevenly, or were repaired in ways that no longer meet current standards.
Even homes that were not directly damaged by the earthquakes can develop foundation issues over time, particularly older timber-framed houses on pile foundations. Some of these repairs were done as temporary fixes in the years following the earthquakes and were never brought up to code. Others were done without permits.
If a building report flags foundation concerns on a Christchurch property, you are far from alone. JAR Builders has extensive experience with EQC and insurance repair projects across Canterbury.
What Floor Level Variations Actually Means
Floor level variation refers to how much the floor rises and falls across a room or across the house. A perfectly level floor has zero variation. In practice, all homes have some movement and it is a matter of degree.
New Zealand building standards set acceptable tolerances for floor levelness. When a building inspector notes that variations exceed recommended tolerances, it means the floor has moved enough to be measurable and noticeable. It does not automatically mean the house is unsafe or unliveable.
What it does mean is that the foundations have shifted at some point. The extent of the repair work required depends on how significant the variation is, how widespread it is, and what is causing it.
What Non-Compliant Jack and Pack Repairs Means
Jack and pack is a standard method for re-levelling a timber-framed house on piles. A hydraulic jack lifts the floor back to level, and packers (typically timber or steel) are inserted under the piles to hold it in position.
When a report describes these repairs as non-compliant, it typically means one or more of the following:
- The materials used do not meet current standards (for example, untreated timber in ground contact)
- The repairs were not done by a licensed building practitioner (LBP)
- No building consent was obtained where one was required
- The repair method itself does not meet current code
Non-compliant does not mean the house is about to fall down. It means the repair work needs to be assessed and, in most cases, brought up to standard.
What Happens During a Foundation Assessment
When a building report recommends a foundation specialist assessment, a builder or structural engineer will inspect the underfloor space, check the condition of the piles, assess the existing repairs, and take floor level measurements across the property.
From that assessment, you will get a clear picture of:
- Which piles are in poor condition and need replacement
- Where re-levelling is required and to what extent
- What consent, if any, is required for the repair work
- A realistic cost estimate for bringing everything up to standard
This assessment is what gives you the information you need to make a decision about the property and to negotiate with the vendor if appropriate.
The Repair Process: Re-Levelling and Pile Replacement
Re-levelling a house is a well-established process in Canterbury. JAR Builders specialises in foundation repairs, house re-levelling, and pile replacement and has completed this work on many homes across the region, including properties with significant earthquake-related movement.
In most cases, the process looks like this:
- Access is gained to the underfloor space
- The floor is jacked back to level in sections
- Damaged or non-compliant piles are replaced with new treated timber or concrete piles
- Packers are installed to the correct specification
- The work is signed off by a licensed building practitioner
Depending on the scope of work, a building consent may be required. Your builder will advise you on this upfront.
Most foundation repair projects of this type are completed within a few days to a week. They are disruptive, but not enormously so and the result is a home with a sound, code-compliant foundation.
What This Means If You Are Under Contract
Timing matters when you are buying a home. If your settlement date is approaching, you need to move quickly to get an assessment and understand what you are dealing with.
A few things worth knowing:
- You may be able to use the building report findings to renegotiate the purchase price, with repair costs factored in
- Some vendors will agree to have the work completed before settlement
- In some cases, the work qualifies under EQC or insurance if the damage is earthquake-related and has not already been settled. The NHC (formerly EQC) website has more information on what is covered.
An experienced Canterbury builder can work with your timeline, provide a written quote based on the building report, and give you a clear scope before you commit.
Our Advice: Do Not Panic, But Do Not Ignore It
Foundation issues flagged in a building report are rarely a reason to walk away. But they do need to be understood and priced properly before you proceed.
The key is getting the right people involved quickly. A builder who knows Canterbury, understands pile foundations, and has experience with re-levelling work can give you an honest assessment of what is involved and what it will cost.
That information gives you control. You can negotiate, plan, and move forward with confidence.
Dealing with a building report that has flagged foundation issues?
JAR Builders specialises in foundation repairs, house re-levelling, and pile replacement across Canterbury. We can assess the building report, visit the property, and provide a quote to suit your timeline.
Call Shannon on 021 028 41765, James on 021 384 551, or get in touch online.
