House Renovation

Home Renovations can be a fairly easier process when no building consent related works is required. However, many people require more than a cosmetic renovation of their home. Navigating the world of understanding building consent, process of obtaining it and passing it for your home renovation can often feel like a grey area and overwhelming. Often times the information on Auckland Council’s website seems intimating with information hidden all over the place.

Resource Consent Vs Building Consent

A resource consent is is official approval granted by the Auckland Council for projects that could impact the environment or affect others. This is required if you want trees, or vegetation to be cleared to construct a house or of replanting native trees.

Whereas a building consent is a written approval by the council to make changes at a house on a specific site in accordance to the current regulations. It needs to be obtained when extending a home, recladding, converting a garage into a dwelling, add a toilet to a bathroom (when none exited before), demolishing a load bearing wall and other consent related works. It ensures that the proposed work is done safe and maintains the integrity of the overall structure. 

Hence, we have created a guide to understand exactly what kind of renovations need consents, what documents are required, glossary of words, process to obtain them in clear simple steps.

This article covers the following:

1. Property File Vs LIM Report
2. How the Quoting process works. Why is it important to Involve an Architect?
3. Load Bearing walls – How to tell which one is a load bearing wall?
4. Adding a Toilet and Waste Pipes – Do you need consent?
5. Extensions 
6. Recladding
7. Converting a Garage into a Dwelling
8. Creating a Dwelling less than 30 meter square
9. FAQs.

Read more: What renovations do not require building consent?

1. Property File Vs LIM Report 

It is quite common for people to confuse the LIM report with Property File. These two are very different things and when you get any consent related renovation work like extensions, recladding, adding a toilet or take down a load bearing wall, you will always need a property file.

Why is a Property File?

According to Auckland Council’s website a property files serves as a supplementary document to a LIM (Land Information Memorandum) report, providing additional information not typically included in the LIM. Here are the key points about a property file based on the provided information:

Contents of the Property File:

• Building and Resource Consent Documents: This includes documentation related to building permits and resource consents issued for the property. This means that it has all details of previous consent related work done to your property and its certificates.
• Correspondence: Any communications or correspondence with the Auckland Council specifically concerning the property.
• All Structural measurements:  of the house in detail along with all the council pipes underneath and around your home. This especially is a factor that the architect requires to draw plans for your structural work.

Limitations and Scope:

• Not a Replacement for LIM Report: A property file does not substitute a LIM report; it is meant to complement it.
• Dependence on Known Information: The contents of the property file depend on the council’s awareness of the property’s history and documented work.
• Exclusion of Regional Consent Documents: Not all regional consent documents from the former Auckland Regional Council may be included in the property file, especially if they were never digitized or integrated into property records.
• Very Old Property file: Sometimes a property may be too old or misplaced by the council which means that you will have to get the entire property file re-done by an architect. This however, is very rare and in most cases the council will have a copy of your property file.

Where can you get your property file?

Getting a property file is quite easy but only the owner of the property can request it from the council. You can either walk into their office and get a physical copy or request it online by following this link: https://onlineservices.aucklandcouncil.govt.nz/councilonline/pips/applicantType#

What is a LIM Report?

The Land Information Memorandum or LIM report is the overall report of your property including details such as:

• A rough layout of your home. This only shows a rough layout of where your rooms are located but does not have any measurements that is required for building consent related works.
• Location of private and public stormwater and swage drains.
• Potential risks like erosion, subsidence, slippage, flooding, and the possible presence of hazardous substances.
• Identification of red, yellow, or white placards resulting from rapid building assessments during emergencies or designated events.
• A mention of any consent related work done on the property.

Your property agent usually gives you a copy of your LIM report when you purchase the property. If you do not have the LIM report, you can order it on their website by following this linek:

https://onlineservices.aucklandcouncil.govt.nz/councilonline/pips/applicantType?

2. What is the Importance of an Architect for Building Consent Related Works? 

An architect plays an instrumental role for all building consent related works. The process involving an architect however, is not as complicated as you may think.

Process for Non-Consent Related Works for Design to Build (no architect needed or for minor work)

When doing a bathroom renovation, Kitchen or any unconsented related works the process is more straightforward. The process for these is as follows:

• On-site visit: Measure the space, discussion around design and budget.
• Proposal and Quote: After 4 working days a Design, Proposal with project details and fixed quote given to client.
• If Accepted: Schedule project and finalise the design.
• Project Begins: Demolition and Disposal of current fixtures.
• Products and Manufacturing: If anything needs to be manufactured then we will do this in Auckland. All other products and building materials will be chosen from our supplier showrooms in Auckland.
• Labour: All the labour involved will be from our team.
• Full Project management: Your entire project will be managed by a project manager who will manage all trades, deliveries and be your only point of contact throughout.

Consent related process involving an architect for Design to Build

However, for things like recladding, extensions, redoing a garage to a habitable dwelling the process is a bit different. The process would look as follows:

• Discussion with the architect: We will refer you to our architect who will be in touch with you for an initial discussion. You are also welcome to use your own architect.
• Property File: The architect will require your property file to assess whether your plans are feasible, approximate cost for architectural drawings and your building options.
• On-site Visit with Architect: If you are okay with the proposed ideas, and architectural drawing fee, then he will arrange an onsite visit to measure the area.
• Architectural drawing completed: The completed drawings along with other documentation will then be submitted to the council by the architect to the building consent.
• On-site Visit: At this stage we will review your plans and then arrange an onsite visit. During the onsite visit we will discuss design ideas, measure the space and have a discussion around design ideas.
• Proposal and Quote: Based on your meeting we will be able to create a proposal to include details of your project, a fixed quote and designs of your project.
• If Accepted: Schedule project and finalise the final design.
• Project Begins: For all consent related works, we will have to wait till your consent is approved. Everything that does not require consent can begin at this stage.
• Products and Manufacturing: If anything needs to be manufactured then we will do this in Auckland. All other products and building materials will be chosen from our supplier showrooms in Auckland.
• Labour: All the labour involved will be from our team.
• Full Project management: Your entire project will be managed by a project manager who will manage all trades, deliveries and be your only point of contact throughout.

Difference between Concept design and Architectural drawings 

Concept designs and architectural drawings are both integral parts of the building design process, but they serve different purposes and are used at different stages of a project. Concept designs represent the initial phase of the design process, focusing on broad ideas and the overall vision for the project. They capture the aesthetic and functional layout through visual representations such as sketches, 3D renderings, and mood boards. These designs include preliminary layouts that show the arrangement of spaces and their relationships. Concept designs are characterized by their flexibility, allowing for changes and adjustments as the project evolves. They are primarily used to communicate ideas with clients, stakeholders, and other parties to gather feedback and ensure alignment with the envisioned outcome.

In contrast, architectural drawings are detailed and technical documents used in the later stages of the design process. These drawings provide precise specifications and instructions necessary for the construction of the building. They include comprehensive floor plans, elevations, sections, and detail drawings that specify dimensions, materials, and construction methods. Architectural drawings must adhere to the New Zealand Building Code and Auckland-specific regulations and standards, ensuring compliance and guiding contractors and builders accurately. These drawings are essential for obtaining building consent from Auckland Council, especially for renovations and new constructions that alter the structure or use of a building.

When undertaking renovations that require consent, such as structural changes, extensions, or changes in the use of a space, detailed architectural drawings must be submitted to Auckland Council for approval. These drawings ensure that the proposed work complies with local building codes, zoning laws, and environmental considerations.

3. Load Bearing walls 

A load-bearing wall is a crucial structural element of a building, providing support for beams, vaults, lintels, pillars, and columns. During renovations, it’s essential to maintain load-bearing walls to preserve the building’s stability; removing one could compromise the structure and lead to collapse.

These walls distribute the building’s weight to the ground via stable foundations, typically made of concrete. Load-bearing walls are constructed from durable materials like stone, steel, concrete, or brick, which can bear heavy loads without deformation. Unlike non-structural walls, their primary role is to support the building, not just to separate spaces.

Key characteristics of load-bearing walls include their thickness (over 30 cm), their ability to distribute weight from the ceiling to the foundation, and their placement on the building’s perimeter. These walls cannot be removed during renovations.

To identify a load-bearing wall, check blueprints for thick outlines, note their location on the building’s perimeter, and assess the materials used. They are typically robust and bulky, supporting beams, and span from the ground floor to the top floor, maintaining consistent distribution. When struck, they produce a dull thud, unlike the hollow sound of partition walls.

Partition walls, by contrast, are thinner (about 10 cm) and serve only to divide spaces without bearing any structural load. Understanding the difference between load-bearing and partition walls is critical for safe renovations and maintenance, as removing a load-bearing wall can endanger the building’s stability.

Demolishing a Load-Bearing Wall

Demolishing a load-bearing wall is a complex process that requires careful planning and execution to ensure the building’s stability. The process typically involves the following steps:

• Consultation with an Architect or Structural Engineer: Before any demolition, a qualified architect or structural engineer must evaluate the building and design structural beams to replace the load-bearing wall. These beams will redistribute the load previously supported by the wall.
• Obtaining Consent from Auckland Council: In Auckland, demolishing a load-bearing wall requires consent from the Auckland Council. This involves submitting detailed plans and calculations to demonstrate that the new structure will be safe and compliant with building regulations.
• Installing Temporary Supports: Temporary supports are installed to hold up the structure while the load-bearing wall is being removed. This ensures that there is no sudden collapse during the demolition process.
• Removing the Load-Bearing Wall: The wall is carefully demolished, ensuring that the structure remains stable throughout the process.
• Installing Permanent Structural Beams: The permanent structural beams designed by the architect or engineer are installed. These beams take over the load-bearing function of the removed wall, ensuring the building’s stability.
• Inspection and Approval: After installation, the new structure must be inspected and approved by the relevant authorities to ensure it meets all safety and regulatory standards.

5. Home Extensions – Why is Consent needed and why you cannot get a quote by just an onsite visit?

In Auckland, if you want to extend your house, you need to get consent from Auckland Council to make sure everything is safe and up to code. This is because adding an extension can affect the overall structure, look, and function of your home, so the council needs to review your plans to ensure they’re sound and compliant.

Why is an Architect needed for an extension?

Here’s how the process works: First, you’ll need to hire an architect to design your extension. The architect will draw up detailed plans showing how the new part of your house will fit with the old part, making sure everything matches in terms of materials, structural support, and design. To do this, the architect will  need to look at the property file, which has important details about your current house, like previous plans, permits, and any changes that have been made over the years. This helps the architect understand the existing structure and plan the extension properly.

When renovating with us, we work closely with a select group of architects that will help you with the drawings and all paper work that needs to be submitted to the council. If you have your own architect then you are welcome to use them.

Quoting process for extensions

Importantly, a quote for an extension can’t be given just by visiting the site and looking at it. The architect needs to do the drawings first. Once the plans are ready, the builder can review them and discuss design ideas with you. Based on these detailed drawings, the builder can then provide a fixed quote. This approach ensures that all aspects of the project are considered and accurately priced. We will also arrange an onsite visit to discuss design ideas, and provide a fixed quote from design to built. This will include a design, all building material, any needed renovations, all trades and full project management.

Once the architectural drawings are complete, our architect will submit them to Auckland Council. The council will review the plans to make sure they meet the New Zealand Building Code and local rules. They’ll check things like the stability of the new and old sections, how plumbing and electrical systems will be connected, and whether the extension adheres to regulations about building height, boundaries, and light access.

After the council approves your plans and gives you building consent, you can start construction. It’s important to hire qualified professionals, like licensed builders and engineers, to do the work. The council might inspect the construction at various stages to make sure everything is being done correctly and according to the approved plans. When the extension is finished, a final inspection is required to get a Code Compliance Certificate. This certificate confirms that the work was completed as per the consented plans and meets all necessary standards. This whole process ensures that your new extension is safe, functional, and blends well with the existing structure and the surrounding area.

5. What is Recladding and Why Aucklanders get their homes Recladded?

In New Zealand, particularly in Auckland, getting recladding done on a building involves several steps where an architect plays a crucial role. Architects bring a high level of design expertise to ensure that the new cladding not only enhances the building’s aesthetics but also improves its functionality. They consider factors such as weather resistance, energy efficiency, and durability. Moreover, building projects in Auckland must comply with strict building codes and regulations. Architects are knowledgeable about these requirements and ensure that the recladding project meets all local and national standards.

For recladding projects in Auckland, obtaining the necessary permits from the Auckland Council is essential. Architects prepare detailed plans and documentation required for these permits, facilitating a smoother approval process. They help navigate the Building Consent process, which includes submitting comprehensive plans and specifications that demonstrate compliance with the Building Code. Additionally, architects guide homeowners in selecting appropriate cladding materials that suit the building’s design, location, and budget. Common recladding materials in New Zealand include brick, weatherboard, stucco, metal cladding, fibre cement, and stone veneer, each offering different benefits in terms of durability, appearance, and cost.

6. Why Consent is Required to Convert Your Garage into a Livable Space?

Step 1: Initial contact with Superior Renovations

Once you fill in a form, we will arrange a call to understand exactly what you are trying to achieve with your garage conversion. Once we have spoken to you and understood your needs we will introduce you to our architect. The reason you are first referred to an architect instead of an onsite visit with our consultant because an onsite visit will not enable them to give you a quote or design ideas.

For other renovation projects, we typically set up an onsite visit so our consultants are able to measure the space, discuss design ideas and create a fixed quote and proposal.

Step 2: Architect and Property File

The reason you need an architect for converting your garage is as follows:

• The garage will need to be insulated to make it a habitable dwelling.
• The builder will need to build new waste pipes (if installing a toilet) from the location in your garage to the surrounding waste pipes of Auckland council.
• The builder will need to build new plumbing pipes from your new location for your kitchen or bathroom in the garage to surrounding Auckland council pipes.

*** The property file contains all this information on waste pipes and plumbing of Auckland council.

*** For the builder to build these pipes in the correct way, they need to follow the directions and drawings done by an architect.

The architect will then ask for your property file to review. If you do not have a property file then you can apply for it online at the Auckland council website. The property Once you get the property file, the architect will conduct a complementary feasibility report. This feasibility report will include the a rough idea on costs of architectural drawings and cost of getting a permit from the council.

Read more: Renovation architects Vs New Build Architects

Step 3: On-site Visit with the Architect

If you are okay with the costs, then the architect will arrange an onsite visit at your home. The architect will take measurements, and with the help of your property file they will draw up architectural drawings.

Once the architectural drawings are completed, the architect will submit them and other documents for to obtain the building consent. The time frame to get the consent will depend on Auckland council. In saying that, to get building consent for garage conversion should take between 2 – 4 weeks but this is not guaranteed.

Step 4: On-site visit with Superior Renovations and Fixed Quote.

We will arrange an onsite visit with our designer consultant at your home. This is done to discuss design ideas, your requirements, functionality and measurement.

Your consultant will then go through the detailed drawings and your discussion to draw up a fixed quote to convert your garage.

Your quote and Proposal will include the following:

• Fixed quote for converting the garage and doing all consent related work.
• Your quote includes all building materials, labour, trades, all fixtures/fittings and project management.
• Your proposal will also include project details, and timeline of your project.
• All detailed designs, and renderings will also be included.

If you accept our proposal, we will take you to our supplier showrooms to pick and choose your fittings while we wait for the consent is approved. On our end we will get our teams organised so we can begin as soon as consent has been approved.

Step 5: Consent Approved and Garage Conversion Begins

Once the consent is approved we can begin converting your garage. All builders, plumbers, electricians, waterproofers, painters, installers, gib stoppers, and any other trades required will be from our team. You will also have a project manager who will oversee all the trades, timelines, deliveries and quality assurance throughout the project. Your project manager will also be your only point of contact throughout who will give you daily and weekly updates.

Read more: Full Guide on Garage Conversion (Deep Dive) 

9. Creating a Dwelling less than 30 meter square – Does it require consent? What are the exemptions?

An exemption from consent applies to small buildings such as green houses, garden sheds, cabins or sleepouts that are larger than 10 square metres but do not exceed 30 square metres.

Single Storey Detached Buildings

Buildings that include bathroom facilities cannot be constructed under this exemption; a building consent is required. The net floor area of a single-storey, detached building is limited to a maximum of 30 square metres. If you are extending an existing single-storey detached building, the total net floor area cannot exceed 30 square metres. The net floor area is measured to the inside of the enclosing walls or posts/columns.

Any design or construction work under this exemption must be carried out or supervised by a licensed building practitioner (LBP). Homeowners are encouraged to seek LBPs with the right competence for this work for the best assurance.

The design work should ideally be done by an LBP holding a Design license or a Registered architect. The construction work should be carried out by an LBP in one of the following licensing classes relevant to the planned building work:

• Bricklaying and blocklaying
• Carpentry
• External Plastering
• Foundations
• Roofing

What is Exempt?

• Commercial Property Garage: Owners intend to construct a 20 square metre detached building to serve as a garage. The building will be more than its height away from the boundaries, contain no potable water supply, and have no facilities for cooking or sanitation. As a Licensed Building Practitioner will design and construct or supervise the building work, no building consent is required.
• Residential Sleepout: A 28 square metre sleepout is constructed in the backyard of a residential dwelling. It is more than its height away from all boundaries and the associated residential dwelling, and does not contain cooking or sanitary facilities, or a potable water supply. The design complies with the Building Code and was prepared or supervised by a Licensed Building Practitioner. The work is carried out or supervised by an LBP according to the design. Fire alarms are installed per Acceptable Solution F7/AS1 as this building contains sleeping accommodation.
• Rural Shed: A rural landowner decides to erect a 30 square metre shed on a property without a residential dwelling. The shed will be more than its height away from the boundaries and includes no accommodation, cooking or sanitary facilities, or potable water supply. The design and construction will be carried out and supervised by Licensed Building Practitioners.

What Needs Consent?

• Large Sleepout: A homeowner wishes to erect a sleepout with a net floor area of 33 square metres on a property with a residential dwelling. This sleepout requires a building consent as its floor area is greater than 30 square metres.
• Storage Building: A building owner erects a building to store products. The building does not contain sleeping accommodation, cooking or sanitary facilities, or potable water supply. It will be 5 metres in height to the apex of the roof, exceeding the height restrictions of 1 metre to floor level plus 3.5 metres building height (a maximum height of 4.5 metres), and thus cannot be built under this exemption.
• Residential Flat: A homeowner intends to construct a flat at the back of their property with a net floor area of 29 square metres. This flat will have sleeping accommodation, a small kitchen, and a bathroom. Since it contains cooking and bathroom facilities, a building consent is required.

Frequently Asked Questions

If you’re looking for “specific” cost estimates, try our Renovation Cost Calculator Tools

• Bathroom Renovation Cost Calculator
• Kitchen Renovation Cost Calculator
• Reroofing Cost Calculator
• Double Glazing Cost Calculator
• House Extension Cost Calculator
• Custom Kitchen Cabinetry Cost Calculator

Need more information?

Take advantage of our FREE Complete Home Renovation Guide (48 pages), whether you’re already renovating or in the process of deciding to renovate, it’s not an easy process, this guide which includes a free 100+ point check list – will help you avoid costly mistakes.

Download Free Renovation Guide (PDF)

Still have questions unanswered? schedule a no-obligation consultation with the team at Superior Renovations

WRITTEN BY SUPERIOR RENOVATIONS

Superior Renovations is quickly becoming one of the most recommended Kitchen Renovation & Bathroom Renovation company in Auckland and it all comes down to our friendly approach, straightforward pricing, and transparency. When your Auckland home needs renovation/ remodeling services, Superior Renovation is the team you can count on for high-quality workmanship, efficient progress, and cost-effective solutions.

Get started now by booking a free in-home consultation.

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Or call us on   0800 199 888

www.superiorrenovations.co.nz

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