Building and Planning | Ngā whakaaetanga ā-Whare, ā-Whakamahinga Whenua

Can a building consent be issued before a resource consent?           

A building consent can be issued before a resource consent gets approved, but the building consent will have a certificate that says ‘No Building Work may proceed’ (or only limited work may proceed) until the resource consent is issued.

At what size does a building need a building consent?              

A ‘building’ is defined in Section 7, 8 and 9 of the Building Act 2004. Look at the definition of Building and Building Work and Schedule 1 of the Building Act, this tells you what work doesn’t need a building consent. It is not just the size of the building that determines whether or not you need a building consent. If you aren’t sure, it’s best to check with us by calling 06 370 6300 or by talking to your Builder or Designer.

You can build a small accessory building (shed, pergola, gazebo, glasshouse, sleepout) without a building consent if the building:

• is under 10m² in area; and
• contains no sanitary facilities; and
• contains no cooking facilities; and
• is single storied; and
• is at least its own height away from the property boundary and from any residential building on the property or any neighbouring property; and
• is not a spa or swimming pool enclosure or fence.

Even if you don’t need consent, you still needs to meet the NZ Building Code. This includes spouting and storm water control. You will probably need a building consent if it doesn’t meet the above requirements. 

For a full list of building works that do not require a building consent, check Schedule 1. 

Do I need a building consent to do electrical work in my house?     

No. Council is not involved in electrical work.

Do I need a building consent to re-pile my house?       

A building consent isn’t required for repairs and maintenance of piles, unless it’s ‘substantial’. The building act doesn’t define what substantial is, but it’s generally accepted that if you are replacing more than 10% of the piles, this would be substantial and you would need a building consent.

Full re-piling also needs a building consent because the structural integrity will be affected, i.e. under pinning, foundation design change, or change of pile layout.

Do I need a building consent if I want to plaster over the brick veneer of my house?    

Plaster rendering over brick veneer doesn’t need a building consent. The plaster must not cover the weep holes inset in the bottom brick row.

Do I need a building consent if I’m re-cladding on my house or building?         

If you’re repairing the cladding and replacing it with the same materials then you don’t need a building consent, unless the existing cladding hasn’t met the durability requirements of the Building Code which is 15 years. If you’re changing the cladding material e.g. from weatherboards to stucco or some other material, then you will need a building consent.

Do I need a building consent to build a deck on my property?     

If the deck is more than 1.5m above the ground you will need a building consent. The deck has to be built according to the Building Code and details like the structure, balustrade and planning requirements will be checked.

What are the building requirements for double glazing?      

Double glazing is necessary in most new houses to meet the new glazing R-value of 0.26.

It might still be possible to use single glazing by using a heat loss calculation (Calculation Method – NZS4218:2004) that lets the insulation in one part of a house be traded against the insulation in another part of the house. You should discuss this with your designer because they will be need to provide calculations to show compliance with NZS4218:2004 in a consent application.

My building consent says I have to install smoke detectors. What do I need and where can I get them?     

You must have smoke detectors with a ‘Hush’ facility in all dwellings that need a building consent. This includes new buildings, altered buildings, or buildings changed to a residential use. Free standing non-habitable buildings (i.e. garages or sheds) and site drainage don’t need them.

Most single level houses will need at least one smoke detector, but it’s important to think of the whole escape route. If the hallway adjoining the bedrooms leads through another space to the exit door, then that space will need a detector as well. Two storey houses need detectors at both levels, regardless of which level the bedrooms are on.

Consent applications need to have complete floor layouts with room names, doorways and the smoke detectors clearly marked.

Standard smoke detectors that are already installed can stay but ‘Hush’ models also need to be installed. A ‘Hush’ or ‘double button’ smoke alarm has an extra button that lets you turn it off for a short time while you fix the cause of the smoke eg. burnt toast. You can get them at most hardware stores.

Do I need a building consent for my swimming pool?  

All pools that hold more than 400mm of water need a building consent. This also applies to the construction of a pool fence.

Do I need a building consent for a carport?         

You will need a building consent if the carport is bigger than 20sq m in floor area. A carport that is less than 20sqm and is open on at least one side at all times doesn’t need a building consent.

Can I change my plans later?

Yes, if you need to change anything on your plans, you need to apply for an amendment before you start any changes. At the end of the building project, the approved building consent documentation needs to be an accurate reflection of what has actually been built. Changing the details of the original consent drawings can be done in two ways, either a site variation or an amendment.

If you have made changes without approval, the BCA might stop your job until the changes are fixed. Amendments are for when the work is outside the scope of the original consent e.g. a bigger footprint, different construction method or big changes to the layout. You will need to fill out an amendment form and pay a fee.

Minor variations are changes that don’t usually affect compliance with the Building Code e.g. changes to types of taps, the position of kitchen joinery, and non-structural walls or doors. You might need to record the change but you won’t need to complete a new building consent application form. An inspector might be able to approve this on-site and there might be a cost for this.

What are building consent conditions?

These are conditions on your building consent that are needed to ensure compliance. For example, all building consents are issued on the condition that officers of the building consent authority can inspect work at all times, during normal working hours, or while work is being done. Other conditions might be to do with building on a site that has specific hazard conditions or building over two or more allotments.

What are building consent endorsements/advice notes/reminders? 

Building consent documents are often endorsed or have notes added by the consenting authority to remind the building owner about specific parts of construction to meet compliance. For example, if there is a specialist inspection that you need, a note might be added. These endorsements will be noted on the actual consent. It is important that you read and understand all the endorsements before you start work. If you don’t understand any endorsement imposed, please contact us to discuss.

What are multiproof approvals?

Multiproofs are issued by the National Multiple-Use Approval Service of the MBIE. A multiproof is a statement by the Ministry that a specific set of building plans and specifications complies with the New Zealand Building Code (NZBC).

A MultiProof is not, and does not replace, a building consent. The holder of a MultiProof must obtain a building consent each time they wish to construct the design to which the MultiProof relates. The BCA will only need to assess the Building Code compliance of site-specific features that are excluded from the MultiProof, the BCA has 10 Days to issue a MultiProof consent.