Buying a house on a steep section in Wellington: insurance checks

When buying a house on a steep section in Wellington, the biggest insurance risk is discovering that the property is difficult or expensive to insure because of landslide risk, slope instability, or previous ground movement. A house can look perfectly sound and still have insurance problems that affect your ability to buy it, obtain a mortgage, or sell it later.

I'd investigate insurance early in the purchase process, ideally before you commit unconditionally. Don't assume that because the current owner has insurance, you will be able to obtain equivalent cover on similar terms.

Here are the key things I'd check in New Zealand.

1. Can you get full house insurance at all?

This is the first and most important question.

Before committing to the purchase, contact several insurers or an insurance broker and ask them to assess the specific property. Give them the full street address and disclose that the house is on a steep section.

Ask for confirmation of:

• Availability: Will the insurer offer a new policy for this property?
• Landslip and subsidence: Are landslip, slope instability, ground movement and damage caused by these events covered, excluded, or subject to special conditions?
• Excesses: Is there a special excess for landslip, natural hazards or other ground-related damage?
• Premiums: Is the premium unusually high because of the property's location or terrain?
• Conditions: Does the insurer require an engineering report, geotechnical assessment, drainage work or retaining-wall repairs before offering cover?
• Reinstatement cover: Is the house insured for a realistic cost to rebuild, including difficult access, demolition and site work?

Don't settle for a generic online quote. A quote may be conditional, and the final underwriting decision can change once the insurer reviews the property's details.

Important: Standard home insurance is not a guarantee that all damage involving a hillside will be covered. The cause of the damage, the policy wording and any exclusions matter.

2. Understand the difference between landslides and gradual ground movement

This distinction is particularly important for a house on a steep Wellington hillside.

Insurance can treat different types and causes of ground movement differently. For example:

Problem	What to check
Sudden landslide after heavy rain	Whether landslip damage to the house and land is covered, and by whom.
Gradual slope movement	Whether damage caused by progressive movement, settlement or subsidence is excluded.
Foundation movement	Whether the cause is an insured event, a construction defect or an ongoing ground problem.
Retaining-wall failure	Whether the wall itself, the land it supports and resulting damage to the house are covered.
Stormwater causing erosion	Whether resulting damage is covered and whether poor drainage or inadequate maintenance affects the claim.
Earthquake-induced slope failure	How natural-hazard cover and your private building policy respond, including any applicable exclusions.

The precise wording of the policy matters. Two insurers may treat the same property differently.

For example, if a retaining wall fails after prolonged heavy rain, the outcome may depend on whether the failure resulted from a covered event, pre-existing instability, inadequate drainage or deterioration.

Ask the insurer to explain how it would treat both sudden landslip damage and pre-existing or gradual slope movement. Get the answer in writing.

3. Check the retaining walls carefully

Retaining walls are one of the biggest potential financial risks on a steep section.

A property might have several walls, including:

• A large wall supporting the house platform.
• Walls supporting neighbouring properties.
• Walls holding back the driveway or access steps.
• Smaller garden walls that prevent erosion.

Replacing or reconstructing a substantial retaining wall can be expensive, particularly when access is difficult and the work requires engineering, excavation and specialist contractors.

Before buying, establish the following for every significant wall.

Construction and condition

• Is it concrete, timber, masonry or another material?
• Is it leaning, bulging, cracking or showing signs of movement?
• Is water escaping through the wall or collecting behind it?
• Are there signs of soil erosion or ground movement above or below it?

Documentation

• Does the wall have the necessary building consents?
• Are there engineering designs, producer statements and completion documentation where applicable?
• Has a qualified engineer inspected it recently?
• Are there records of previous repairs or failures?

Insurance

• Is the wall itself covered by the private home policy?
• Is cover limited to particular causes of damage?
• Is there a separate excess or a specific exclusion?
• If the wall supports the house but sits some distance away, is it covered?
• Would the insurer cover damage to the house caused by the wall failing, even if it would not pay to replace the wall itself?

That last question is especially important.

New Zealand's Natural Hazards Commission, Toka Tū Ake, provides limited cover for certain retaining walls associated with insured residential land. However, not every retaining wall is covered, and the cover is not designed to meet every repair cost. Private insurance may provide additional protection for some structures. Source: Natural Hazards Commission guidance on natural hazards cover. naturalhazards.govt.nz

My recommendation: If the property has substantial retaining walls, have a suitably qualified structural or geotechnical engineer inspect them before you commit to buying.

Don't rely solely on a standard building inspection.

4. Understand what New Zealand's natural-hazard insurance actually covers

New Zealand has a government-backed natural-hazard insurance scheme administered by the Natural Hazards Commission, Toka Tū Ake. Its cover is commonly referred to as NHCover for damage occurring on or after 1 July 2024, and EQCover for earlier damage.

For an eligible home with the necessary private insurance, NHCover provides a first layer of cover for certain natural hazards, including earthquakes and natural landslides.

However, natural-hazard insurance does not mean that all damage to a steep property or all of its land will be paid for.

There are three important limitations to understand.

A. The cover for the house has a cap

The Commission provides the first layer of cover for an eligible home damaged by a natural landslide. Its published guidance gives a general building cover cap of $300,000 plus GST.

Your private insurer is responsible for cover above that amount, subject to the terms of your policy. naturalhazards.govt.nz

For a valuable Wellington home, the private policy's response to damage beyond the government cover is therefore particularly important.

B. Only certain parts of the land are covered

The Commission's land cover generally includes:

• Land beneath the home.
• Certain land within eight metres of the home.
• Certain land beneath or supporting the main accessway, up to 60 metres from the home.
• Some qualifying retaining walls, bridges and culverts.

These boundaries are subject to the scheme's detailed eligibility rules.

Other areas of the section may not be covered. Landscaping, gardens, driveway surfaces and many other features are not generally covered as land under the scheme.

The amount payable for insured land is also limited and may not cover the full cost of repairs. naturalhazards.govt.nz, naturalhazards.govt.nz

For a steep Wellington section, that could mean a substantial difference between the cost of restoring the property and the amount of insurance received.

C. A damaged section may cost more to repair than the insurance pays

Imagine a landslide damages a retaining wall and the hillside below a house.

Even if some of the damage qualifies for insurance, you could still face substantial costs for:

• Stabilising the slope.
• Reconstructing retaining walls.
• Replacing damaged landscaping.
• Repairing driveway surfaces and access stairs.
• Restoring parts of the section outside the insured area.

The key question is not just whether the property has insurance. It is whether the available cover would be sufficient to make the property safe and restore the parts of the site you need to use.

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5. Check for a Section 72 notice or other restrictions on the title

This is one of the most important legal checks for a steep property.

Under section 72 of the Building Act 2004, a council can grant building consent for a property subject to a natural-hazard notification being recorded on the title.

Such notices can identify hazards including:

• Slippage.
• Subsidence.
• Erosion.
• Falling debris.
• Flooding or other inundation.

If a section 72 notice identifies landslip risk, the Natural Hazards Commission may partly or fully decline a future claim for landslip damage to the home or land, depending on the circumstances and applicable legislation. The notice can also make obtaining private insurance more difficult. naturalhazards.govt.nz

Ask your property lawyer or conveyancer to check:

• The record of title for any section 72 notice.
• Whether the property was built with a hazard-related consent condition.
• Any relevant easements, covenants or restrictions affecting retaining walls, drainage or access.
• Whether any neighbouring structures or shared walls create obligations for the owner.

Also ask the council for relevant property records and hazard information.

Don't assume that an old house is free of these issues just because it has been standing for decades.

If a notice exists, obtain specific advice from both the insurer and your lawyer about its implications before proceeding.

6. Investigate the property's history of landslips, claims and repairs

You want to establish whether the property has experienced ground movement before, whether it has been repaired properly, and whether the same problem could recur.

Ask the seller for information about:

• Previous landslides or slips on the property.
• Damage to foundations, retaining walls or drainage.
• Insurance claims involving natural hazards.
• Repairs following storms, earthquakes or ground movement.
• Engineering reports and geotechnical assessments.
• Council notices or requirements for remedial work.
• Any damage to neighbouring properties that may be related to the same slope.

Check the Natural Hazards Commission's claims map

The Commission provides a natural-hazard claims map showing settled EQCover and NHCover claims on properties from 1997 onwards.

Search for the property and check whether there are recorded claims.

A previous claim is not automatically a reason to reject a house. The important questions are what happened, whether repairs were completed properly, and whether any residual risk remains.

The map is not a complete history of every insurance claim or every instance of ground movement, so you should also investigate the seller's disclosures and council records. naturalhazards.govt.nz

Why previous insurance matters

A property may have had a major landslip claim that was settled years ago.

Even if the house was repaired, you need to know:

• Whether the underlying slope was stabilised.
• Whether the repair was independently assessed and signed off.
• Whether the current insurer knows about the history.
• Whether future policies will cover further landslip damage.
• Whether any exclusions, special conditions or restrictions remain.

If the seller has made previous claims, ask for the relevant claim documentation and repair reports, subject to what they can lawfully provide.

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7. Get a geotechnical assessment, not just a building inspection

For a house on a steep section, I would strongly consider an independent geotechnical assessment before purchase.

A building inspector can identify visible defects and flag concerns, but a standard building inspection may not establish whether the hillside is stable.

A geotechnical engineer can investigate matters such as:

• The stability of the slope above and below the house.
• Soil and rock conditions.
• Evidence of historical or ongoing ground movement.
• The adequacy of existing retaining structures.
• Surface-water and groundwater drainage.
• The consequences of heavy rain or seismic activity.
• Whether further investigation or remedial work is necessary.

You may also need a structural engineer to assess the foundations and retaining walls.

New Zealand's government-backed home-buying guidance specifically recommends considering geotechnical advice for properties with steep slopes or known ground-stability issues. settled.govt.nz

What should the engineer's report tell you?

Ideally, it should address three practical questions:

1. Is the slope currently stable? What evidence supports that conclusion, and what uncertainties remain?
2. What work is needed? Are there existing defects, drainage problems or retaining-wall issues requiring attention?
3. What could it cost? Is remedial work likely to be needed, and what further investigation is required to estimate the cost?

Share the report with your insurer or broker before finalising the purchase.

This is important because an engineer's opinion that a property is safe does not automatically mean an insurer will offer full cover. The insurer makes its own underwriting decision.

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8. Investigate drainage and water management

Water is a critical factor in hillside stability.

On a steep section, leaking pipes, blocked drains or poorly managed stormwater can contribute to erosion and slope movement.

Check:

• Where roof water is discharged.
• Whether stormwater pipes are in good condition.
• Whether surface water flows towards the house or retaining walls.
• Whether there is evidence of water pooling behind retaining structures.
• Whether drainage systems have been installed and maintained correctly.
• Whether water from neighbouring properties flows onto the section.
• Whether wastewater or stormwater infrastructure crosses the property.

Look for telltale signs such as persistently wet ground, erosion channels, unexplained depressions and cracks in paving or retaining walls.

Ask your inspector or engineer to identify any concerns requiring further investigation.

Why does this matter for insurance?

An insurer may distinguish between damage caused by a sudden insured event and damage associated with an existing defect, deterioration or inadequate maintenance. The exact outcome depends on the policy and the circumstances.

If drainage work is required before insurance can be obtained, establish the scope and cost before buying.

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9. Check whether the insurance will satisfy your mortgage lender

If you are borrowing to buy the property, insurance is also a financing issue.

Your lender will generally require suitable house insurance. If the property is difficult to insure, has significant exclusions or cannot be insured on acceptable terms, that could affect your ability to complete the purchase.

Before going unconditional:

• Obtain an insurance quote based on the exact property.
• Ask whether the insurer has any outstanding conditions or requirements.
• Confirm that the proposed cover is acceptable to your lender.
• Check whether any major structures or parts of the house are excluded.
• Make sure the insured value is sufficient for rebuilding.

Pay particular attention to the difference between the property's market value and its replacement cost.

A steep site can increase rebuilding expenses because contractors may need specialist access equipment, excavation, temporary retaining structures or additional engineering.

Ask your insurer how the sum insured was calculated and whether the policy includes appropriate allowances for demolition, debris removal and site-related work.

Do not assume that the amount you paid for the house is the amount it should be insured for.

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10. Find out whether the property can be insured by another company later

Even if you can obtain insurance now, think about what happens if your insurer changes its underwriting criteria or withdraws from the market.

You cannot guarantee that another insurer will offer equivalent cover in the future.

For a high-risk property, ask your broker:

• Are multiple insurers currently willing to cover it?
• Is the property considered unusual or difficult to insure?
• Are any exclusions likely to be common across insurers?
• Would a history of landslip damage materially restrict future options?
• Is there anything about the property that could make renewal difficult?

This is especially relevant if the house has a history of ground movement or significant retaining-wall issues.

I would be cautious about buying a property where only one insurer is willing to provide cover, particularly if that cover contains substantial exclusions.

It is not necessarily a deal-breaker, but you should understand the risk and its potential implications for resale.

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My recommended pre-purchase checklist

For a steep Wellington property, I would prioritise the following checks.

Priority	Check	What you want to establish
1	Insurance quote	Whether full, suitable cover is available and affordable.
2	Policy wording	Whether landslip, ground movement and retaining-wall risks are covered or excluded.
3	Geotechnical report	Whether the slope is stable and whether remedial work is needed.
4	Retaining-wall assessment	Whether significant walls are structurally sound and appropriately documented.
5	LIM and council records	Whether hazards, previous slips, consent conditions or unresolved issues are documented.
6	Record of title	Whether a section 72 notice or other relevant restriction exists.
7	Previous claims and repairs	Whether past damage was properly repaired and whether any risk remains.
8	Drainage inspection	Whether stormwater, groundwater or leaking infrastructure could threaten the slope.
9	Replacement-cost estimate	Whether the house is insured for a realistic rebuilding cost.
10	Mortgage confirmation	Whether the proposed insurance meets your lender's requirements.

For general guidance on researching natural hazards before purchasing a New Zealand property, see Settled.govt.nz.

Questions I'd send to an insurance broker

You can use the following wording:

We are considering purchasing a house on a steep section in Wellington and want to establish its insurability before committing to the purchase.

Could you please assess whether you can arrange insurance for the property and clarify:

1. Whether landslip, subsidence and other ground-movement risks are covered, including damage to the house caused by slope failure.
2. Whether there are exclusions or special excesses for retaining walls, foundations, slope instability or stormwater-related damage.
3. Whether cover is available for retaining walls and other structures supporting the house, and which structures would be excluded.
4. Whether the property's location, slope or insurance history could restrict cover or increase the premium.
5. Whether you require a geotechnical report, engineering assessment or remedial work before providing cover.
6. Whether the policy provides adequate replacement cover for the house, including demolition and rebuilding on a steep site.
7. Whether any known hazard notices or previous landslip claims would affect the terms of cover.

Please confirm the proposed cover, exclusions, excesses and any outstanding conditions in writing.

Give the broker the property's actual address and any available LIM, engineering reports and insurance history.

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My bottom line

I would not rule out a house simply because it sits on a steep Wellington section. Many hillside properties are perfectly viable purchases.

However, I would be particularly cautious if the property has a history of landslips, substantial retaining walls with no engineering documentation, unexplained ground movement, a section 72 notice, or insurance that excludes important slope-related risks.

The three things I would want before going unconditional are:

1. Written confirmation that suitable house insurance is available.
2. An independent assessment of the slope, foundations and significant retaining walls.
3. A review of the LIM, title and previous claims to identify known hazards and any restrictions on insurance.

If your purchase agreement allows it, make sure your lawyer advises you on appropriate due-diligence and insurance conditions and their deadlines.

One final point: the exact location within Wellington can make a significant difference. Local ground conditions, slope geometry, drainage, past landslips and the property's history can matter much more than the fact that the section is steep by itself.

If you have already found a particular house, the most useful next step is to establish whether its risks are primarily about the slope itself, the retaining walls, or its history of insurance claims. Those are different problems, and each calls for slightly different checks.