Disclosure Auditor

What it does

Agent-drafted disclosure documents typically extract items from the building report into a separate bulleted list. The extraction changes the emotional weight of the information — the same findings look more alarming when presented as a concentrated list than when embedded in a 60-page report with professional context. Some items appear in the disclosure without any traceable source in the report. Some use language materially stronger than the report's own characterisation. Some are era-generic statements that apply to all 1910s NZ homes generally.

The Disclosure Auditor runs the comparison automatically. You upload both documents; the tool maps each disclosure item to the report and returns a categorised report.

Inputs

• The building report (PDF). Typically 20–50 pages.
• The agency-drafted disclosure document (PDF or pasted text).

Outputs

• Sourced. Disclosure items that trace to a specific building report finding, with the matching page number.
• Agent-originated. Disclosure items with no traceable source in the report. These are candidates for the "who asked for this to be added?" conversation.
• Amplified. Disclosure items that use language materially stronger than the building report itself. For example, "replace" instead of "repair," "significant" instead of "cosmetic." Each flagged item includes the report's original phrasing alongside.
• Era-generic. Disclosure items that are general statements about the era of construction rather than specific findings about this property (e.g., "properties of this era may have contained asbestos"). These are category statements that apply to every NZ home of similar age; if there is no specific finding, they arguably should not be property-specific disclosures.
• Context-stripped. Items where the building report's mitigating context (access limitations, "where needed," positive surrounding findings) has been removed in the disclosure.

For each flagged item, the tool produces suggested redline wording to request amendment from the agency.

What the tool does not do

• It does not assess whether the underlying disclosures are legally required. That is a question for your solicitor in specific cases.
• It does not determine whether the agency has acted wrongfully. It identifies patterns; human judgement interprets them.
• It does not substitute for reading the building report yourself.

Why it exists

Under Rule 10.7 of the PCCC Rules 2012, licensees must disclose known defects to prospective purchasers. The rule requires disclosure of known defects, not amplification of era-generic risks or context-stripped extractions. The Disclosure Auditor helps vendors verify that their agency's draft aligns with the rule's actual content, rather than with broader agency risk-management preferences.

For background reading, see Who drafts your disclosure document? and Disclosure amplification: when the building report is provided, don't re-amplify.