How to navigate the crazy maze of building consents
The essential paperwork to have under control before you break ground, writes CATHERINE MASTERS
Want to build a house? Welcome to the world of the Resource Management Act and building codes, not to mention private covenants and other restrictions on what you can and can’t do.
Doing your research is all important because as well as definitely needing a building consent before you can start, you might also need a resource consent.
New Zealand has a comprehensive Building Code which means your house has to be built to certain standards to protect not just you but also future owners. If you think nah, don’t worry, you will be fine, think again. Councils can get you to pull things down.
The short version when building a house goes like this:
- Check out whether you can build on your section;
- Get your resource consents if they are necessary;
- Get your building plans together then get your building consent;
- During the build process go through the inspection steps contained in the consent.
Then, all going well, the council will sign off your build with a Code Compliance Certificate (CCC) which confirms the requirements of the Building Code have been met.
You basically can’t start your work until you have your building consent and it is not cheap. For example, the Auckland Council consent deposit for a project valued over $500,000 is $6348.
And find out any other approvals you need, such as a resource consent.
This is because all building projects have to comply with both the Resource Management Act 1991 and the Building Act 2004.
Why both? The RMA protects land and the environment and can restrict what you can do with your land while the Building Act covers construction, alteration, demolition and the maintenance of new and existing buildings.
Falling under the Building Act, the Building Code defines minimum standards buildings must meet.
A building consent is a formal approval granted by the council under the Building Act which allows you to carry out your building work.
While there are exceptions to needing it, they are minor, such as for decks which are under a metre high and retaining walls less than 1.5 metres.
The advice for a complex project is you will likely need to get a variety of people involved to help prepare your consent applications, from a planner to a designer, architect, engineer and surveyor.
If you have a site you want to build on a first step is to go to your council for a PIM, or Project Information Memorandum (as opposed to a LIM report which is advised when you purchase a property) before applying for a resource or building consent.
The PIM will tell you what the council knows about the proposed site and any RMA requirements which might mean you need to start with a resource consent.
It will show such things as underground pipes, natural hazards, soil types and other provisions of the council’s district plan, council bylaws and other Acts which might impact the site, such as the Historic Places Act.
If you do need a resource consent, it can depend on things like the scope of your project and whether you are going to impact the environment or impact your neighbours.
Once you have your resource consent, you can proceed with the building consent process and application, bringing in your architect, designer, project manager or building company.
It pays to be as prepared as you can be. While the Building Act specifies councils process consent applications 20 working days, that goes on hold if they need to ask for more information. Experienced builders say in reality it can take way longer to get than 20 working days.
Nigel Benton, of the Auckland Registered Master Builders’ Board, advises getting a consultant planner in to do a scoping report, which might cost a few thousand dollars, to tell you if you need a resource consent.
The resource consent deposit with Auckland Council would cost $3000 but Benton says costs can start escalating if you are in a heritage or ecological zone which can be very restrictive about what you can do.