Work on your build can start when you get your building consent. If you need a resource consent, you might need to wait until that is issued. During building you will need to book different inspections, these will be listed in your consent paperwork.
What inspections do I need?
In most cases a building officer will need to visit the building at different stages during the work to make sure the work complies with the consent. Normally the inspector will record the inspection by making notes and taking photos.
When your application is processed, the building officer will decide what inspections you need. Each inspection will be identified on the site check sheet attached to your building consent. Typical inspections may include but are 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 inspection.
In some cases commercial final inspections will need 2 inspectors. Nonstandard inspection types will be noted on the inspection list for your consent.
Sometimes specialists need to do inspections on top of the inspections done by the Building Consent Authority (BCA). If a specialist inspection is needed you will be told before the consent is issued. Generally, these inspections are needed to confirm ground stability or specific design by a registered engineer.
It’s the owner’s responsibility to make sure that the BCA is told ahead of time when an inspection is needed. The building officer will email a copy of the inspection sheet to the contact person. Please make sure you read the inspection requirements and are familiar with them before starting work. If in doubt, please ask. Missed inspections might mean that a Code Compliance Certificate (CCC) can’t 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 done Monday – Friday, 9am to 3pm (excluding public holidays). Fixed time inspections are completed in special circumstances.
You need to give the following information when you book 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 it is Restricted Building Works (RBW) please provide the names of any relevant Licensed Building Practitioners (LBP’s) including licence references
It’s you or your builder’s responsibility to tell Council a minimum of 24 hours before you require an inspection. At times when the team are very busy it could be a few days before an inspector can do an inspection.
How do I know if the inspection has been passed?
At the end of all inspections, the outcome is recorded on the site inspection sheet and emailed to the nominated person. We recommend that the owner or an agent is on-site for inspections to make sure they understand the outcome. You might be asked to stop work or continue with conditions (conditional continuation) if the inspector fails the inspection or the 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 that needs to be fixed will be recorded on the site inspection sheet. Another inspection will be needed to check the remedial work. In some cases work will have to stop, in others some work may be allowed to continue or an amendment might need to be applied for. If the work is not fixed to the satisfaction of the building officer, a Notice to Fix (NTF) could be issued.
Building control officers may refuse to complete the inspection if the site is unsafe.
What is a Notice to Fix (NTF)?
An NTF is a formal notice issued by the BCA to say that some work hasn’t been done in line with the building consent or the Code/Act. If an NTF is issued you have to fix the issues within the given timeframe to stop further action being taken. Normally an NTF will be issued for serious or ongoing breaches. If an NTF is issued, documentation explaining the process will come with it.
Do I need a final inspection?
Yes, all building consents need a final inspection. This is because the BCA needs to make sure that all the work is completed to the level required by the building consent.
Although there is no imposed time frame to complete the work, on the 2 year anniversary of granting of your consent, the BCA has to decide if a Code Compliance Certificate (CCC) can be issued. If you can’t complete the work in this time, you need to contact us to talk about timeframes.
An owner needs to apply for a CCC once all the work in their building consent is finished. To apply you need to 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 do an inspection if a final inspection hasn’t been done and make sure all the documentation has been received. The documentation you need to provide will be listed on the building consent. If all the building work complies and the correct documentation is supplied, a CCC may be issued. If a CCC can’t be issued the 20 working day clock is stopped and more information will be requested or the CCC will be refused.
The CCC can only be issued when the BCA is happy that the work complies with the consent.
You are responsible for the safety of visitors to the work site including people doing building inspections. You need to provide safe access to the parts of the site where the inspection is happening. Ladder access must be securely founded and tied. Scaffold access and roof edge protection is generally required. Inspectors won’t inspect unsafe sites.