Building consents can be confusing, but they exist to ensure building work is safe and up to code. Here's what every homeowner needs to know.
When Do You Need a Building Consent?
You generally need a building consent for new buildings and extensions, structural alterations, plumbing and drainage work, changes to fire safety systems, and work valued over $20,000. You generally don't need consent for cosmetic changes (painting, wallpapering, replacing like-for-like fixtures), fences under 2.5m, garden sheds under 10m², and some repair and maintenance work.
How Much Do Building Consents Cost?
Consent fees vary by council but typically range from $1,500-$5,000 for residential work. Complex projects can cost more. The fee covers plan checking, inspections during construction, and the Code Compliance Certificate (CCC) at the end.
How Long Does the Process Take?
Councils have 20 working days to process a standard consent application. However, if they request further information (RFI), the clock stops. In practice, simple consents take 2-4 weeks and complex ones take 4-8 weeks. Your builder or architect can usually manage the application process.
The Inspection Process
During construction, council inspectors will visit at key stages — typically foundation, framing, pre-line (before wall linings go on), and final inspection. Your builder must book these inspections and ensure work is ready. Failed inspections cause delays.
Code Compliance Certificate
Once all work is complete and passes final inspection, the council issues a Code Compliance Certificate (CCC). This confirms the work complies with the building consent and the Building Code. You need a CCC to sell your property — work without a CCC can significantly reduce your home's value.
Exempt Building Work
Schedule 1 of the Building Act lists work that's exempt from consent. This includes certain small buildings, some types of repair work, and low-risk installations. However, all building work must still comply with the Building Code, even if it doesn't need consent.