When can work begin?
Although work can begin when you have received your building consent, if a resource consent is required, you may need to wait until that is also issued.
What inspections do I need?
In most cases a building officer from Council will need to visit the building at various stages during the work to ensure work complies with the consent. Typically the inspector will record the inspection by making notes and taking photos. When your application is processed, the building officer will determine what inspections are necessary.
Each inspection will be identified on your site check sheet attached to your building consent. Typical inspections may include but not limited to foundations, concrete masonry, concrete floor slab, pre-cladding, cladding, pool fencing, wet area membranes and fireplaces, pre-line building and plumbing, post-lining, drainage and a final.
In some cases commercial finals will require two inspectors to undertake the inspection and review specified systems. Nonstandard inspection types will be noted on the inspection list for your consent.
Sometimes it is necessary for specialists to conduct inspections in addition to the inspections carried out by the Building Consent Authority (BCA). If a specialist inspection is necessary you will be advised before the consent is issued. Generally, these inspections are necessary to confirm ground stability or specific design by a registered engineer.
It is the owner’s responsibility to ensure that the BCA is contacted at the appropriate times to undertake the required inspection. The Building officer will email a copy of the inspection sheet to the contact person. Please ensure you read inspection requirements and are familiar with them before commencing work. If in doubt, please ask. Missed inspections may mean that a CCC cannot be issued.
How do I book an inspection?
Building inspections are booked through the administration team by phoning 06 370 6300 (do not contact the building inspectors directly). Inspections are undertaken Monday – Friday 9.00am to 3.00pm (excluding public holidays). Fixed time inspections are completed under special circumstances.
You must provide the following information when booking an inspection:
- site address;
- building consent number;
- name and telephone number of contact person on site;
- email address of where the site inspection result will be sent to.
- date and time the inspection is required; and
- type of inspection, ie plumbing, drainage, foundation, pre-slab, pre-line, etc.
If Restricted Building Works (RBW) please provide the names of any relevant LBP’s including licence references
It is your (or your builder’s) responsibility to notify Council a minimum of 24 hours before you require an inspection.
How do I know if the inspection has been passed?
At the conclusion of all inspections, the outcome of the inspection is recorded on the site inspection sheet and emailed to the nominated person. It is recommended that the owner or an agent is available on site for all inspections to ensure they are clear on the outcome.
You may be asked to stop work or continue with conditions (conditional continuation) if the inspector fails the inspection or work is non-compliant or unsafe.
No plans and documentation on site = No inspection.
What if the inspection is not approved?
If the inspection fails, the work to be fixed will be recorded on the site inspection sheet. Another inspection will be required to inspect the remedial work. In some cases work may have to stop, in others some work may be allowed to continue or an amendment may need to be applied for. If the work is not remedied to the satisfaction of the building officer, it is possible that a Notice to Fix (NTF) will be issued.
Please note that building control officers may refuse to complete the inspection if the site is seen to be unsafe.
What is a Notice to Fix (NTF)?
An NTF is a formal notice issued by the building consent authority advising that certain works have not been carried out in accordance with the building consent or the Code/Act. If an NTF is issued you must address the issues identified within the prescribed timeframe to prevent further action being taken. Typically an NTF will be issued for serious or ongoing breaches. If an NTF is issued, documentation identifying and explaining the process will accompany it.
Do I need a final inspection?
Yes, all building consents require a final inspection. The purpose of the final inspection is to ensure that all work is completed to the extent required by the Building Consent.
Although there is no imposed time frame on an owner to complete work, on the 2 year anniversary of the granting of your consent the BCA is required to decide if a CCC can be issued. If you cannot complete the work within this timeframe, it is essential that you contact us to discuss time frames.
An owner must apply for a CCC once all the work described in their building consent is completed. To make an application you must complete a CCC application form (PDF, 63KB) including filling in details of who did the work and when the work was completed.
Once the application has been made the BCA has 20 working days to decide whether to issue a CCC. The BCA will complete an inspection, if a final inspection has not already occurred, and ensure all documentation has been received. The required documentation will be listed on the building consent, if all building work complies and documentation supplied, a code compliance certificate may be issued. If CCC cannot be issued the 20 working day clock is stopped and further information sought or the CCC will be refused.
The CCC can only be issued where the BCA is satisfied on reasonable grounds that the work complies with the consent.
You are responsible for the safety of visitors to the work site including those undertaking building inspections. You must provide safe access to parts of the construction necessary for inspection. Ladder access must be securely founded and tied. Scaffold access and roof edge protection is generally required. Inspectors will not inspect unsafe sites.