Are you a DIY King/Queen? Do you have a property that is looking old and tired, and you want to jazz it up? Or perhaps your family home was built in an era “back when grandad was a boy” and you feel an open plan design is more your vibe??? If this sounds like you, here are some things you may need to know before you pull up your sleeves and get stuck in.
What renovations need consent:
- Structural Changes: Any work involving structural walls, adding new rooms, or structural alterations.
- Plumbing and Drainage: Adding new toilets, bathrooms, or changing drainage infrastructure. And yes, creating a tiled wet area e.g. bathroom/shower, almost always requires consent.
- External Changes: Installing new windows/doors, altering roof structures, or changing cladding.
- Decks and Retaining Walls: Decks more than 1.5m high or retaining walls higher than 1.5m.
- Changing Use: Converting a garage into a habitable room.
Why is obtaining building consent(s) at the time of renovating important?
Obtaining building consents at the time of a renovation is critical to ensure the work is legal, safe, and compliant with the New Zealand Building Code. Failing to get consent for applicable work can lead to severe financial penalties, difficulties selling the property, insurance complications as well as finance approvals from banks for willing potential future purchasers.
Seller beware!
When it comes time to sell if you skipped consent, you may need to apply for a Certificate of Acceptance (COA) for urgent or completed work, which is costly and does not guarantee approval. The council can legally order you to undo, remove, or fix the alterations, which is far more expensive than getting initial consent. Unconsented work is often flagged by inspectors when selling, which can drastically reduce the property's sale price or prevent the sale entirely.
Future-Proofing for Sale:
- LIM Records: A Code Compliance Certificate (CCC), issued upon completion of a consented project, is recorded on the Land Information Memorandum (LIM). This documentation gives future buyers confidence and protects the seller.
- Warranties: Sellers often provide warranties that all work done was approved; unconsented work breaches this warranty, leaving the seller liable for compensation.
- How to obtain consent – this is not just a matter of having your builder say “yes”… Obtaining a building consent in New Zealand involves submitting detailed plans demonstrating Building Code compliance to your local council, usually via their online portal, before starting any work that requires building consents.
- The process requires proof of ownership, engineered drawings, and specifications, which are processed within 20 working days.
- Hiring professionals like architects or Licensed Building Practitioners (LBPs) is recommended to manage the application and documentation. (The local council may send a Request for Information if details are missing, pausing the clock).
- Once approved, pay the fees to receive the official Form 5 consent document.
- Work can now begin. Schedule mandatory inspections. Once completed, apply for a Code Compliance Certificate (CCC) to certify the work.
Key takeaways:
- Consent First: Consent cannot be issued after the work is done. If you fail to get it, you must apply for a "Certificate of Acceptance," which is a harder and often a more expensive process.
- If the renovation involves structural, plumbing, or "weathertightness" changes, including tiled wet areas, assume you need consent.