Processing your Building Consent

Conditions on building consents

This section contains information about the conditions that can be issued on a building consent and the importance that everyone in the building process understand them.

During the building process, you need to follow the approved plans and adhere to specific requirements as per the building consent. The consent documentation will have information on required inspections, producer statements required from specialists with appropriate supporting evidence and other conditions as required by the Building Act.

There are five specific conditions that can be applied to an issued building consent:

1. Section 67 - The approved plans contain waivers or modifications to the building code issued by the Territorial Authority under Section 67 of the Building Act.
2. Section 72 - The building consent has been issued with a notification, condition that the land is subject to natural hazards (for example flooding or landslips).
3. Section 75 - The building has been issued subject to condition where if building over two (or more) allotments, these cannot be transferred or leased except in conjunction with the other allotments.
4. Section 90 - The building consent has been issued with the condition that inspections will need to be conducted. This condition will always apply and must be complied with in order to ensure that a Code Compliance Certificate can be issued.
5. Section 113 - The building consent has been issued with the condition that the building has 'limited life' as determined by the owner/application. It is important that you read all the documentation supplied and are clear about the requirements.

Sometimes you will need to ensure that inspections are conducted by an appropriate engineer or other professional, as well as Council, to meet the requirements on the consent. These inspections are organised and paid by you.

Fire & Emergency New Zealand

In order to grant a building consent, Council must take into account any memorandum from Fire and Emergency New Zealand. This is a document that confirms the correct safety and emergency exits and features are within the proposed plans. Council allows up to 10 working days for this to be processed, otherwise they may make the decision independently. Read more on Fire and Emergency compliance here.

Granting Consent

Once we are satisfied on reasonable grounds that the plans and specifications in the application demonstrate compliance with the building code, we will grant the building consent. Your building consent is granted pending payment of all fees due by you. You will be notified at the granting of the building consent of any fees that are outstanding.

Once you receive your building consent, the building work needs to start within 12 months of the date of issue. If a resource consent is required, you may need to wait until that is also issued before starting your building work. Inspections should be booked at the relevant stages throughout your building project.

How long is a building consent valid for?

• You need to start your building work within 12 months of receiving your building consent, or your consent will lapse.
• If your build is delayed you may apply for an extension of time. These are considered on a case by case basis. Requests must be made on the appropriate form and received before the expiry date.
• The Building Consent Authority must decide whether to issue a code compliance certificate for building work after two years of the granting of the Building Consent. A further period may be agreed between the owner and the building consent authority.

Section 49 – requirement to be ‘satisfied on reasonable grounds’

When all fees are paid and Council is satisfied on reasonable grounds that your planned project complies with the building code, your building consent will be issued.

Once your consent is issued, make sure you read the full documentation carefully. In some circumstances, having a building consent issued to you does not necessarily mean that construction can start. Other legislation needs to be considered and you may have to wait for other authorisations such as a resource consent. These conditions will be listed on a certificate attached to your building consent (section 37 of the Building Act).

Conditions may be applied to a consent if the building work has a specified intended life, or they could mean that your consent is granted but there are other rules that must be adhered to.

Building Consent Authority (BCA) complaint process

Read about the Building Consent Authority complaints policy here, and if you would like to lodge a complaint about the Building Consent Authority contact us.