Worry over consents anomaly
Horror stories abound when it comes to the council consent process. Although councils are keen to tell home owners/ builders that it takes 20 working days, the reality is that many get knocked back over and over again and take far longer than that.
When Mark Graham, publisher of the Building Guide analysed Auckland Council consents this year he found a worrying statistical anomaly.
He found that 16 per cent of applications in the previous six months hadn’t been consented.
“One in six applications — almost all of which are now from professional designers — architects, architectural designers and Licensed Building Practitioners are being held up in council because the application isn’t done properly,” Graham says.
Auckland Council had to request further information in 70 per cent of consents. The council says the main reasons for building consents going on hold are:
The building design does not meet the mandatory requirements of the Building Act and/ or Building Code. Common areas where compliance is often not demonstrated are weather- proofing design ( cladding, flashings, etc ) and passive fire ratings.
Specialist engineering requirements, such as stormwater and drainage, have not been incorporated into the building design.
Incorrect application of bracing calculations.
Not enough information to show that building products are suitable for purpose.
For resource consents, applications are usually placed on hold when:
Further information is needed regarding the potential effects on the environment.
Specialist reports such as geotechnical or acoustic reports are required because of the specifics of the site.
The applicant has requested that the application be put on hold to revisit at a later date or until processing fees are paid.
Unlike many commentators, Graham doesn’t place the blame with the council.
“Everyone blames the council, [ but] they are caught between what they have to do under legislation created by central government and demand from their customers, the building professionals and home owners who want to build.”
Graham says that although the New Zealand Institute of Architects ( NZIA) members are highly professional, others with half- finished degrees or lesser qualifications can still call themselves designers by paying a fee to become Licensed Building Practitioners. The level of training may be nowhere near as high as required by the NZIA.
A lot of unnecessary council delays can be avoided, Graham says, by choosing your professional wisely. He says he is astounded how many home owners ask their mates for recommendations for professionals or even worse, rely on a Google search without doing any additional research. “They [ then] abdicate responsibility.”
Homeowners should also educate themselves about the process and monitor the work going on and accept that bespoke building will cost more to get through council than a group- build home.