Tag: renovations builder

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.

At Superior Renovations, we are partnered with Sonder architects for all our consent related renovations. Sonder architects head office is situated with our showroom in 16B Link drive, Wairau Valley making it easily accessible to our clients as well as consultants.

If you do have a consent related enquiry, like garage conversion, extension etc, our process would look as follows:

• Your enquiry received by us.
• We will contact you, understand your requirements and then send you details of Sonder’s head architect and they will be cc’d in the email as well.
• John will then carry out a feasibility study and request a property file which can be requested from Auckland council by you.
• Once John has received the property file, he will arrange an onsite visit to your home to discuss your options.
• If you are good to go then they will do concept drawings as well as give you a quote for architectural drawings that are required to be submitted to Auckland council to obtain a permit.
• If you accept the quote, our architect will create the architectural drawings.
• Once the drawings are done, our renovation consultant will go through the plans and conduct an onsite visit to discuss design ideas, measure the space etc to create a proposal with a fixed quote, project specifications and designs. Once the plans are approved your renovation will begin.

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?

Book a no-obligation consultation with the team at Superior Renovations,
we’d love to meet you to discuss your renovation ideas!

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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Hey Aucklanders, if you’re gearing up for a reno on your Mt Eden villa or a family spot in Grey Lynn and wondering why not every builder’s cut out for it, the real difference between renovation specialists and new-build crews is massive. Renovations mean tackling existing quirks like wonky walls, hidden asbestos, or outdated wiring—way more unpredictable than starting fresh on a blank site, so picking pros with the right skills saves you heaps of hassle, cash, and headaches in our tricky Auckland market.

What’s the Big Deal with Renovation Builders vs New-Build Ones in Auckland?

New builds are pretty straightforward, eh? Clean slate, predictable plans, standard materials—easy to crank out. But renovations? You’re modifying what’s already there, dealing with surprises like structural rot, old plumbing, or even asbestos (WorkSafe NZ flags this in older homes). Renovation builders need serious problem-solving chops and creativity to blend new with old, match discontinued materials (think imperial-sized weatherboards vs modern metric), and navigate site-specific consents through Auckland Council. General builders might handle basics, but specialists shine on the compromises and quirks—BRANZ reckons skipping expertise leads to blowouts and delays.

Why Are Renovations Way Trickier (and Why You Need a Licensed Pro)?

Heaps of challenges you don’t get with new builds: Unforeseen nasties like water damage or pests popping up mid-demo, careful protection of existing bits (floor coverings, building wraps), tight access on established sections (narrow driveways in Ponsonby, anyone?), and sourcing rare matches or custom-making stuff. Plus, restricted works—like knocking load-bearing walls, extensions, recladding, or seismic upgrades—must use a Licensed Building Practitioner (LBP) to meet the Building Code (check building.govt.nz). Minor stuff like painting or basic plumbing? You can often skip the full pro. Renovation builders can dip into new builds, but their detail-oriented skills from tricky jobs make ’em stand out.

How Do You Pick the Right Renovation Builder Without Getting Stung?

Go for specialists like you’d pick a heart doc over a GP—Registered Master Builders or NZ Certified Builders Association members with proven reno experience. They handle the lot: Feasibility checks, partnering with architects (like Sonder Architects for consents), protective demo, and compliance tweaks like insulation retrofits (EECA tips for energy savings). Avoid generalists who might miss the nuances of heritage homes in Remuera or leaky fixes.

Fancy a reno done right by folks who get the unique chaos of Auckland homes? Reach out to Superior Renovations for a free consult or grab their Complete Home Renovation Guide—what’s your biggest builder worry right now?

When it comes to building projects, many homeowners and even some builders often conflate the terms “renovation” and “construction.” However, these two types of projects are fundamentally different, and each requires a unique set of skills and expertise. If you’re considering a project in Auckland, it’s crucial to understand why choosing experienced renovation builders Auckland has to offer can make all the difference.

Common Misconceptions About Builders

One of the most common misconceptions is that any builder can handle both new builds and renovations with equal proficiency. While both types of builders possess essential construction skills, the nature of their work differs significantly. New builds involve starting from scratch, while renovations require modifying existing structures, each presenting unique challenges and requiring different expertise.

Can All Builders Do Renovations?

Challenges Specific to Renovation Sites

• Existing Structures: Unlike new builds, renovations involve working with existing structures. This means builders must deal with old walls, floors, and sometimes outdated building practices that are no longer legal. According to BRANZ, the complexities involved in dealing with existing structures require a specific set of skills that not all builders possess.
• Unique Challenges: Each home presents its own set of challenges, from structural issues to plumbing and electrical concerns. Renovation builders must be adept at identifying and solving these problems creatively. For instance, the presence of asbestos in older homes, as discussed by WorkSafe New Zealand, is a significant challenge that requires specialized handling and removal procedures.
• Consent Plans: Renovation consent plans are tailored to each individual home, unlike the more predictable plans of new builds. This customization can complicate the renovation process and require more thorough planning and approval from local councils. The Auckland Council provides detailed guidelines on how to navigate the consent process for renovations, emphasizing the need for site-specific plans.
• Dealing with Old Homes: Older homes often come with their own quirks, such as non-straight walls and floors. Builders must adapt to these conditions, which can require significant adjustments to the original plans. The New Zealand Institute of Building notes that older homes may also involve dealing with obsolete building materials and methods, which adds to the complexity of the project.

Creativity and Problem-Solving

Renovation builders are often forced to be more creative and resourceful. The unpredictability of renovation sites demands quick thinking and innovative solutions to keep the project on track and within budget. This is where the experience of renovation builders becomes invaluable, as they have a history of overcoming such challenges effectively.

Can Renovation Builders Do New Builds?

While renovation builders have the skills to handle new builds, the transition isn’t always seamless. New builds require a different approach, often more straightforward and predictable than renovations. However, the creativity and problem-solving skills honed in renovation projects can be beneficial in new builds, providing a unique perspective and attention to detail. According to Registered Master Builders, renovation builders bring a meticulous approach to new builds, often resulting in higher quality and attention to detail.

Is Renovation the Same as Construction?

In essence, renovation is a type of construction, but the processes, challenges, and required expertise can vary significantly. Renovations often involve more compromise and adaptation compared to new builds, where builders start with a clean slate.

Why Choose Specialist Renovation Builders?

Skills and Qualifications

Not all builders have the same skills and qualifications, especially when it comes to renovations. Experienced renovation builders bring a wealth of knowledge and problem-solving abilities that general builders might lack. This expertise can help avoid costly mistakes, budget blowouts, and delays. According to the Building Research Association of New Zealand (BRANZ), the nuances of renovation projects require a specialized skill set that is developed through years of experience.

Renovation Complications

Renovations differ from new builds in several ways:

• Lack of Original Plans: Often, original plans are unavailable or do not reflect what was actually built. This can lead to significant surprises once the renovation begins, requiring on-the-fly adjustments and changes.
• Unforeseen Issues: Parts of the structure, such as inside walls, might not be understood until the build starts. This can uncover hidden problems like water damage or pest infestations that need to be addressed before proceeding.
• Retrofitting: Renovations may require retrofitting items like insulation or windows to meet current building standards, adding another layer of complexity. The New Zealand Government’s Energy Efficiency and Conservation Authority (EECA) emphasizes the importance of upgrading insulation and windows to improve energy efficiency in older homes.
• Compliance: Meeting additional requirements for fire safety, access, and facilities, especially when changing the building’s use. For example, transforming a residential home into a commercial space or a retirement facility requires adherence to stringent regulations to ensure safety and accessibility for all occupants.
• Material Matching: Matching old materials with new ones can be challenging and may require significant compromises. Older homes often have materials that are no longer manufactured, making it difficult to find exact matches. This can impact the aesthetic continuity of the renovation.

Challenges in Sourcing Materials for Renovations

One of the significant challenges in renovations is sourcing materials and products that need to match the existing home. Unlike new builds, where materials and supplies are readily available and consistent, renovations often require finding or custom-making materials to align with the original structure’s aesthetics and functionality. Older homes might have been constructed with materials that are no longer in production or that were manufactured using methods and dimensions that differ from today’s standards. For example, finding matching weatherboards, skirting, and scotia can be particularly problematic, as older materials were typically machined in imperial sizes, while modern materials adhere to metric dimensions. This discrepancy not only complicates the procurement process but can also increase costs and extend timelines, as builders may need to source rare materials or commission bespoke items. Moreover, maintaining the historical integrity of heritage homes or ensuring seamless integration in aesthetic updates requires a meticulous approach, which adds another layer of complexity that is not typically encountered in new build projects.

Demolition and Protection Challenges in Renovations

Renovations often involve the demolition of existing structures, including plumbing and electrical systems, which presents a unique set of challenges. Unlike new builds where construction starts on a blank slate, renovations must carefully dismantle parts of the existing home without causing damage to the remaining structure. This necessitates extensive protective measures such as floor coverings to prevent scratches or dents, and building wraps to shield the home from dust and debris. Additionally, access issues such as narrow driveways and height restrictions can complicate the movement of materials and equipment, making it more difficult to work efficiently. These constraints are generally less problematic in new builds, where the site is prepared specifically for construction activities, and there are fewer existing elements to work around. In a new build, the layout and logistics are planned from the ground up, often allowing for optimal access and minimizing the need for protective measures. These differences highlight why experienced renovation builders, who are adept at managing these complexities, are essential for successful renovation projects.

Renovation Services Requiring a Licensed Building Practitioner (LBP) Builder

When undertaking renovations, certain types of work necessitate the expertise and certification of a Licensed Building Practitioner (LBP) to ensure compliance with New Zealand building regulations and standards. Here is a list of renovation services that typically require an LBP builder:

1. Structural Alterations:
   • Removing or modifying load-bearing walls
   • Installing or replacing beams or lintels
   • Adding or removing floors, ceilings, or staircases
   • Modifying foundations or support structures
2. Additions and Extensions:
   • Constructing additional rooms or living spaces
   • Adding a second story to an existing building
   • Extending existing rooms (e.g., enlarging a kitchen or living room)
3. Roofing Work:
   • Replacing or extensively repairing roofs
   • Installing new roofing systems (e.g., metal, tile, or slate roofs)
   • Altering roof structures or pitches
4. Cladding Changes:
   • Replacing exterior cladding (e.g., weatherboards, brick veneer)
   • Installing new types of cladding materials
5. Plumbing and Electrical Work:
   • Major plumbing system upgrades or replacements
   • Rewiring electrical systems
   • Installing new plumbing or electrical systems as part of a renovation
6. Waterproofing:
   • Waterproofing wet areas such as bathrooms and kitchens
   • Ensuring proper drainage and moisture protection
7. Window and Door Modifications:
   • Installing new windows or doors, particularly where structural changes are needed
   • Enlarging or reducing window or door openings
8. Insulation Installation:
   • Retrofitting insulation in walls, floors, and ceilings
   • Ensuring compliance with current insulation standards
9. Decks and Balconies:
   • Constructing or extensively renovating decks and balconies
   • Ensuring structural integrity and safety compliance
10. Seismic Strengthening:
    • Reinforcing buildings to meet seismic standards
    • Installing or upgrading earthquake-resistant features
11. Fire Safety Upgrades:
    • Installing fire-rated walls, ceilings, and doors
    • Ensuring compliance with fire safety regulations
12. Access and Mobility Improvements:
    • Installing ramps, lifts, or other accessibility features
    • Modifying structures to improve accessibility for people with disabilities

Choosing an LBP builder for these services ensures that the renovation work complies with the Building Code and meets all safety and quality standards. This not only enhances the longevity and value of the property but also ensures the safety of its occupants. For more detailed information on LBP requirements, visit the Building Performance website.

At Superior Renovations, we are partnered with Sonder architects for all our consent related renovations. Sonder architects head office is situated with our showroom in 16B Link drive, Wairau Valley making it easily accessible to our clients as well as consultants.

If you do have a consent related enquiry, like garage conversion, extension etc, our process would look as follows:

• Your enquiry received by us.
• We will contact you, understand your requirements and then send you details of Sonder’s head architect and they will be cc’d in the email as well.
• John will then carry out a feasibility study and request a property file which can be requested from Auckland council by you.
• Once John has received the property file, he will arrange an onsite visit to your home to discuss your options.
• If you are good to go then they will do concept drawings as well as give you a quote for architectural drawings that are required to be submitted to Auckland council to obtain a permit.
• If you accept the quote, our architect will create the architectural drawings.
• Once the drawings are done, our renovation consultant will go through the plans and conduct an onsite visit to discuss design ideas, measure the space etc to create a proposal with a fixed quote, project specifications and designs. Once the plans are approved your renovation will begin.

Building Consents and Amendments

Renovations might reveal the need to amend building consents, which must be approved by the council before proceeding. This process can add time and costs to the project. The New Zealand Building Code provides detailed requirements that must be met during any renovation, ensuring that all safety and compliance standards are maintained.

Minor Works Without a Builder

Some minor maintenance works, plumbing, electrical work, and painting do not require a Licensed Building Practitioner (LPB). For more information, refer to building.govt.nz.

Specialist Renovation Builder vs. Generalists

Much like how the medical field has specialists for different health issues, the construction industry has specialists for different types of building projects. It’s important to choose a builder who specializes in the type of project you’re planning, whether it’s a new build or a renovation, to ensure the best results. The New Zealand Certified Builders Association recommends choosing builders with specific experience in your type of project to ensure quality and compliance.

Renovation and construction are not the same, and each requires a different set of skills and expertise. For projects in Auckland, choosing experienced renovation builders can ensure your project is completed efficiently, on budget, and to the highest standards. At Superior Renovations, we guide you through the entire process, from pre-planning to project completion, ensuring your renovation is a success.

For further information, visit the Building Performance website by the New Zealand Government, the Auckland Council, and the BRANZ. These resources offer comprehensive guidelines and information to support your renovation or new build project.

Summary

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?

Book a no-obligation consultation with the team at Superior Renovations,
we’d love to meet you to discuss your renovation ideas!

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.

Request Your In-home Consultation

Or call us on 0800 199 888

www.superiorrenovations.co.nz

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