A building consent is Council’s written authority to carry out building work that it considers will comply with the Building Code provided it is completed in accordance with the plans and specifications submitted with the building consent application.
You need to get a building consent before doing almost any building work except for that listed in Schedule1: Exempt Work here.
You can apply yourself, but your application must comply with the Building Code and you must provide all the necessary documentation – and there’s a lot!
However, your architect/designer or builder can do this on your behalf, and they’ve probably put a few applications in which will mean they know all the items needed (but not always – it can pay to check as if there are items missing, the application will be returned and the 20-Day deadline ‘clock’ will stop until you provide the missing information).
Here are some examples of work that requires a consent:
If you don’t start work within 12 months the building consent will lapse, (or other time limit specified by the Building Consents Authority (BCA), usually a Council). You can ask for more time, however.
Also note – YOU are ultimately responsible for making sure you have a Code Compliance Certificate (CCC) unless your contract specifically says otherwise. Make sure your builder is available for any remedial work that may need doing if your CCC is rejected – otherwise you won’t get it and it could cause problems in the future.
Builders are required by law to fix defects within the first 12 months, no questions asked.
The following levies are applicable where the value of the building project exceeds $20,000 in total:
You must obtain a building consent before carrying out building work. Your application:
NOTE: The BCA (Council) will often request additional information to that supplied and the 20-day clock will stop until that information is provided to the BCA.
There are a number changes, which came into effect on October 16, 2008, which will make it easier for homeowners to do minor building work without having to get Council Consent. The list of work that no longer requires a building consent has been extended and now includes:
Note: This list is not comprehensive but covers most of the exemptions pertaining to domestic situations. If you are unsure, ask your local council before doing any work. Building work that is exempt from having a building consent must still comply with the Building Code.
There is a 20 working day timeframe in which to process your building consent application. However processing time will stop if Council officers need to seek additional information. When your building consent is issued it will contain:
It may also contain copies of other approvals relating to the project.
You may commence work immediately upon receipt of your consent as long as all other authorisations that are required have been obtained. The issue of a building consent does not relieve the owner of obligations under other Acts.
Note: A building consent will lapse and become invalid if the work it authorises is not commenced within twelve calendar months from the date of consent issue; or within such further period of time Council in its discretion allows.
This article first appeared in the New Zealand Building Guide. Read more about building your dream home at buildingguide.co.nz.