Comprehensive Guide to the Renovation Consent Process in New Zealand
Understanding the Renovation Consent Process
Undertaking a renovation project in New Zealand involves navigating a complex regulatory environment. The building consent process ensures that all construction work meets the standards set out in the Building Act 2004 and the Building Code. This guide provides a detailed overview of when a building consent is necessary, how to apply for it, and what to expect throughout the process.
Renovation Consent Process
1. Initial Contact with Renovation Company
The client reaches out to the renovation company to discuss their renovation project. It is important to communicate your goals, budget, and timeline clearly. Gathering initial information and understanding the renovation company’s process helps set expectations.
Tip: Prepare a list of questions and any inspirational images or ideas you have for your renovation.
2. Engage Architect
The renovation company assists the client in engaging an architect. The architect’s role is to design the renovation according to the client’s needs and preferences while ensuring compliance with local building codes.
Tip: Check the architect’s portfolio and reviews to ensure their style aligns with your vision.
3. Conduct Feasibility Study
A feasibility study is conducted to assess the viability of the project. This involves evaluating the site, identifying any potential issues, and estimating costs. This step helps in making informed decisions before moving forward.
Tip: Be realistic about your budget and be prepared for potential challenges that may arise during the feasibility study.
4. Develop Concepts and Architectural Plans
The architect creates concept designs and detailed architectural plans. These plans are developed based on the client’s requirements and feedback from the feasibility study. This step includes creating initial sketches and detailed blueprints.
Tip: Regularly review the plans and provide feedback to ensure the design meets your expectations.
5. Submit Consent Application to Auckland Council
The renovation company submits the necessary consent applications to the Auckland Council. This involves providing detailed plans and documentation to demonstrate compliance with building regulations.
Tip: Ensure all required documentation is complete and accurate to avoid delays in the approval process.
6. Quoting Based on Approved Plans
Builders provide quotes based on the approved plans. This step involves obtaining detailed cost estimates for the construction work, materials, and any additional services required.
7. Consent Approval by Auckland Council
The Auckland Council reviews and approves the building consent. Once approved, construction can commence. This step ensures that all plans comply with local building codes and regulations.
Tip: Stay in touch with the council to monitor the progress of your consent application.
8. Finalize Quote and Scope of Works
After receiving consent approval, the renovation company finalizes the quote and scope of works with the client. This includes confirming all project details, timelines, and costs.
Tip: Review the final quote and scope of works carefully to ensure all aspects of the project are covered.
9. Construction Begins – Coordination by Project Manager
Construction begins with the project manager overseeing the process. The project manager coordinates between different trades, builders, and the Auckland Council to ensure the project runs smoothly.
Tip: Maintain regular communication with the project manager to stay updated on the project’s progress.
10. Regular Site Inspections by Auckland Council
The Auckland Council conducts regular inspections to ensure compliance with the approved plans and building regulations. These inspections are crucial to ensure the quality and safety of the construction work.
Tip: Be prepared for inspections and address any issues identified by the inspectors promptly.
11. Final Inspections and Sign-off
The final inspection is conducted to ensure that all work has been completed according to the approved plans and regulations. Once the final inspection is successful, the project can be signed off.
Tip: Conduct a thorough walkthrough with the project manager before the final inspection to identify and rectify any remaining issues.
12. Issuance of Code Compliance Certificate (CCC)
The Auckland Council issues a Code Compliance Certificate (CCC), indicating that the renovation complies with all building regulations and is safe for use. This marks the completion of the renovation project.
Tip: Keep the CCC in a safe place, as it is an important document for future property transactions and insurance purposes.
When Do You Need Building Consent?
Major Structural Changes
Building consent is typically required for major structural changes, including:
- Adding New Rooms or Extensions: Any addition to the footprint of your home, such as new rooms or extensions, requires building consent to ensure structural stability and compliance with safety standards.
- Altering Load-Bearing Walls: Modifications to load-bearing walls affect the structural integrity of your home and must be approved by your local council.
Plumbing and Electrical Work
Renovations involving significant plumbing and electrical work also require building consent due to potential safety hazards. This includes:
- Installing New Plumbing Systems: Major changes to plumbing, such as installing new bathrooms or kitchens, must comply with plumbing standards and safety regulations.
- Electrical Rewiring: Any extensive electrical work, including rewiring or installing new circuits, needs to be inspected and approved to prevent fire hazards and ensure safety.
External Changes
External renovations that alter the appearance of your home generally need consent, such as:
- New Windows and Doors: Adding or significantly altering windows and doors can impact the weather tightness and structural integrity of your home.
- Roof Extensions: Extending or modifying your roof structure requires approval to ensure it meets building standards.
Demolition Work
Demolishing part or all of a building usually requires consent, especially if the structure is over three stories high or if the demolition impacts structural components of the building.
Exemptions from Building Consent
Minor Renovations and Repairs
Certain minor works are exempt from needing building consent. These typically include:
- Cosmetic Changes: Painting, wallpapering, and other non-structural cosmetic improvements do not require consent.
- Replacing Kitchen Cabinets: As long as the work does not involve plumbing or electrical changes, replacing cabinets is generally exempt.
- Installing Shelving Units: Non-structural internal alterations like installing shelves usually do not need consent.
Specific Exemptions
Some specific types of work are also exempt, provided they meet certain criteria:
- Small Sheds and Decks: Construction of small, low-risk structures such as sheds (under 10 square meters) and certain decks may not require consent.
- Fence Construction: Building fences within specified height limits typically does not need approval.
The Building Consent Application Process
Preparing Your Application
Before you apply for a building consent, ensure you have all necessary documentation, including:
- Detailed Plans and Specifications: Accurate and comprehensive plans are essential for council approval.
- Supporting Reports: Depending on the project, you may need engineering assessments or other technical reports.
Submitting Your Application
Applications can be submitted online through your local council’s portal or in person at council offices. Be sure to include:
- Completed Forms: All relevant sections of the application form must be filled out accurately.
- Required Fees: Application fees must be paid upon submission to process your request.
Processing and Approval
The local council will review your application for compliance with building codes and regulations. This process can take several weeks. Once approved, you will receive a building consent that allows you to commence work.
Common Renovation Types and Consent Requirements
| Type of Renovation | Requires Building Consent | Does Not Require Building Consent |
| Adding new rooms or extensions | Yes | No |
| Altering load-bearing walls | Yes | No |
| Installing new plumbing systems | Yes | No (if minor repairs) |
| Electrical rewiring | Yes | No (if minor repairs) |
| New windows and doors | Yes | No (if like-for-like replacements) |
| Roof extensions | Yes | No |
| Small sheds (under 10 sqm) | No | Yes |
| Fences (within height limits) | No | Yes |
| Painting and decorating | No | Yes |
| Replacing kitchen cabinets | No | Yes |
| Installing shelving units | No | Yes |
Handling Variations in Design Plans
Process for Design Variations
During the course of a renovation project, it’s not uncommon for variations or changes in the design plan to arise. These changes can be due to unforeseen site conditions, changes in client preferences, or necessary adjustments identified by the architect or builder. Managing these variations effectively involves clear communication and coordination among the client, architect, builder, and the Auckland Council.
Steps to Address Variations
- Client and Architect Discussion:
- Initial Review: When a client requests a change or when the need for a variation is identified, the first step is for the client to discuss the proposed changes with the architect. This discussion involves reviewing the impact of the changes on the overall design, budget, and timeline.
- Design Adjustments: The architect will then revise the design plans to incorporate the proposed changes. This may involve creating new drawings or modifying existing ones.
- Builder Consultation:
- Feasibility Assessment: The revised plans are shared with the builder to assess the feasibility of the changes. The builder evaluates how the changes will impact the construction process and provides input on any practical considerations.
- Cost Implications: The builder also estimates the additional costs or savings associated with the variations and updates the project budget accordingly.
- Approval and Documentation:
- Client Approval: Once the revised plans and cost implications are clear, the client reviews and approves the changes. This approval should be documented to ensure all parties are aligned.
- Council Notification: If the changes are substantial and affect the aspects covered by the original building consent, the Auckland Council must be notified. This may require submitting an application for an amendment to the building consent, along with the revised plans and any additional supporting documents.
- Council Processing:
- Review and Approval: The Auckland Council reviews the amendment application to ensure that the proposed changes comply with the Building Code and other relevant regulations. This process can take several weeks, depending on the complexity of the changes.
- Amendment Issuance: Upon approval, the council issues an amendment to the building consent, allowing the project to proceed with the revised plans.
- Implementation:
- Construction Adjustments: With the necessary approvals in place, the builder implements the changes on-site. Continuous communication between the architect, builder, and client is crucial during this phase to address any issues that may arise and ensure the changes are executed as planned.
- Final Inspections: The Auckland Council may conduct additional inspections to verify that the construction adheres to the amended plans and meets all regulatory requirements.
Key Considerations
- Time and Cost: Variations can extend the project timeline and increase costs. It is essential to have a contingency budget and timeline allowances for such scenarios.
- Clear Communication: Transparent and prompt communication among all parties helps prevent misunderstandings and ensures that everyone is on the same page regarding the changes.
- Compliance: Ensuring that all variations are documented and approved by the relevant authorities helps avoid legal issues and ensures the project complies with building regulations.
Common Delays in Building Consent Processing and During the Project
Building Consent Processing Delays
Incomplete Applications:
- Details Missing: Applications often face delays due to missing or incomplete documentation. Essential documents, such as detailed plans, specifications, and supporting reports, are crucial for timely processing. Ensuring all required paperwork is accurate and complete before submission can help avoid these delays.
- Incomplete Forms: Forms that are not fully filled out or lack essential information will be sent back for correction, delaying the approval process.
High Workload at Council:
- Backlog of Applications: Councils can experience high volumes of consent applications, particularly during peak building seasons. This increased workload can lead to longer processing times.
- Resource Constraints: Limited staffing and resources at the council can also contribute to delays in processing applications.
Compliance Issues:
- Non-compliance with Building Code: If the submitted plans do not comply with the New Zealand Building Code, the council will request additional information or changes, leading to delays.
- Regulatory Changes: Updates or changes in building regulations can require modifications to the submitted plans, resulting in further delays.
Need for Additional Information:
- Further Clarifications Required: Sometimes, the council may require additional information or clarification on certain aspects of the project. These requests for further information (RFIs) can significantly delay the processing time.
Specialist Reports:
- Technical Assessments: Projects that require specialist reports, such as structural engineering assessments or environmental impact reports, may face delays while waiting for these documents to be completed and reviewed.
Delays During the Construction Phase
Weather Conditions:
- Adverse Weather: Poor weather conditions, such as heavy rain or storms, can halt construction activities, causing significant delays. This is particularly relevant in regions prone to unpredictable weather patterns.
Supply Chain Issues:
- Material Shortages: Delays in the supply of building materials, whether due to supplier issues or global supply chain disruptions, can slow down the construction process.
- Lead Times: Long lead times for custom or specialty materials can also cause delays.
Unforeseen Site Conditions:
- Ground Conditions: Unexpected site conditions, such as poor soil quality or the discovery of hazardous materials, can require additional work or changes to the building plans, leading to delays.
- Existing Structures: Issues with existing structures that were not identified during the initial planning stages can also cause delays.
Variations in Design:
- Design Changes: Requests for variations or changes in the design plans by the client can cause delays. Each change may need to be reviewed and approved by the architect and council, impacting the project timeline.
- Approval of Amendments: The process of obtaining council approval for amendments to the building consent can also be time-consuming.
Contractor Availability:
- Subcontractor Delays: Delays can occur if subcontractors are not available when needed. Coordination between different trades is crucial to maintain the project schedule.
- Skill Shortages: A shortage of skilled labor in the construction industry can lead to delays in completing various stages of the project.
Inspection Scheduling:
- Council Inspections: Construction projects require multiple inspections by the council to ensure compliance with the approved building consent. Scheduling these inspections can sometimes lead to delays, especially if inspectors are not readily available.
Mitigating Delays
To mitigate these common delays, it is essential to:
- Prepare Thoroughly: Ensure all documentation is complete and accurate before submitting the building consent application.
- Plan for Contingencies: Have contingency plans in place for potential delays due to weather, supply chain issues, or unforeseen site conditions.
- Maintain Clear Communication: Regular communication between the client, architect, builder, and council can help identify and address issues promptly.
- Schedule Inspections in Advance: Plan and schedule required inspections well in advance to avoid delays in the construction timeline.
Architectural and Council Costs Associated with Building and Resource Consent
Architectural Costs
When planning a renovation, one of the significant expenses to consider is the cost of hiring an architect. Architectural fees can vary widely depending on the scope and complexity of the project. Typically, architects charge a percentage of the total construction cost, which can range from 5% to 15% for residential projects. For instance, a simple renovation might incur lower fees, while more complex designs, such as those involving significant structural changes or bespoke elements, can push the fees towards the higher end of the scale.
In addition to design fees, architects may charge for additional services such as project management, obtaining consents, and site visits. It’s essential to clarify these costs upfront and include them in your budget to avoid unexpected expenses. According to the New Zealand Institute of Architects (NZIA), the overall cost for architectural services for a standard residential renovation can range between $10,000 and $30,000, depending on the project’s complexity and size.
Auckland Council Costs
Obtaining building and resource consents involves various fees payable to the Auckland Council. These costs can be substantial and vary depending on the nature and scope of the work. The primary fees include application fees, processing fees, and inspection fees.
Building Consent Costs
For building consent, the fees are calculated based on the estimated value of the building work. As of 2024, the application fee for building consent in Auckland starts at around $400 for minor works and can exceed $3,000 for more extensive projects. This initial fee covers the processing of the application and initial inspections. Additional costs may be incurred for further inspections, amendments to the consent, or if the council requires additional information or reports.
Building applications
| Description | Fixed fee (non-refundable, no additional charges) | Inspection deposit (portion of deposit charged for inspection) | Total |
| Project value up to $4,999 | $880 | $390 | $1270 |
| Description | Processing deposit (portion of deposit charged for processing) | Inspection deposit (portion of deposit charged for inspection) | Total |
| Project value $5,000 to $19,999 | $1200 | $780 | $1980 |
| Project value $20,000 to $99,999 | $2000 | $975 | $2975 |
| Project value $100,000 to $499,999 | $3400 | $1998 | $5398 |
| Project value $500,000 – $999,999 | $5000 | $2664 | $7664 |
| Project value $1,000,000 and over | $7200 | $3330 | $10530 |
Code Compliance Certificate (CCC)
CCC applications for fixed fee consents will cover the costs of processing and administration overheads to support the delivery of our services. This fixed fee is non-refundable and excludes subsidised applications.
| Description | Fee |
| Project value $20,000 and over – Base fee (non-refundable, additional charges may apply) | $700 |
| Project value up to $19,999 – Base fee (non-refundable, additional charges may apply) | $250 |
Resource Consent Costs
Resource consent fees are also based on the complexity and potential environmental impact of the project. The initial application fee for a resource consent in Auckland starts at approximately $1,500 but can increase significantly for complex projects that require detailed assessments, public notifications, or hearings. The total cost for resource consent can range from $2,000 to $10,000 or more, depending on the specific requirements and the need for expert reports and assessments.
Additional Fees
In addition to these primary fees, there may be other costs associated with obtaining consents, such as:
- Development Contributions: Fees charged for new developments or major redevelopments to cover the cost of infrastructure such as roads, parks, and water supply.
- Professional Fees: Costs for consultants, such as engineers, planners, and surveyors, required to provide reports and assessments needed for the consent application.
- Inspection Fees: Additional fees for extra inspections if the council deems it necessary during the construction process.
Understanding these costs and budgeting for them is crucial for the successful planning and execution of a renovation project. Consulting with professionals and the local council early in the process can help clarify the potential costs and requirements specific to your project.
For a more detailed break-down of fees, visit the Auckland Council website: https://www.aucklandcouncil.govt.nz/building-and-consents/building-consents/Pages/building-control-fees.aspx
Summary
What is the Building Act 2004?
The Building Act 2004 sets out the standards and requirements for building work in New Zealand, ensuring that buildings are safe, healthy, and durable.
Do I need building consent for minor renovations?
Minor cosmetic renovations, such as painting and decorating, do not require building consent. However, structural changes and significant plumbing or electrical work do.
How do I apply for building consent?
You can apply for building consent through your local council’s online portal or by visiting their offices. Ensure you have detailed plans, specifications, and any necessary supporting reports.
What happens if I don’t get building consent
Undertaking work without the required building consent is illegal and can result in fines, penalties, and the need to remove or redo the work.
Are there any exemptions from building consent?
Yes, certain minor works and specific types of construction, such as small sheds and fences within height limits, are exempt from requiring building consent.
For a comprehensive understanding of the building consent requirements and process, it’s always best to consult with professionals or your local council.
This article aims to provide detailed guidance on the renovation consent process in New Zealand, ensuring compliance with local regulations and standards. For more information, consult your local council or professional advisors.
Please note: Whilst all information is considered to be true and correct at the date of publication, changes in circumstances after the time of publication may impact on the accuracy of the information. The information may change without notice and Superior Renovations is not in any way liable for the accuracy of any information printed and stored or in any way interpreted and used by a user.
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