Building Consents

1. What is a building consent?

A building consent is the formal approval issued by a building consent authority (BCA) that certain works meet the requirements of the New Zealand Building Act, Building Regulations and Building Code.

You can not undertake any building work that requires a building consent without this approval. Most building work requires a building consent but some minor work is exempt under the Act.

Exempt work is listed on Schedule 1 of the Building Act 2004. This may be viewed on the web on www.dbh.govt.nz/blc-building-act.

2. When is a building consent required?

A building consent is required for most work including:

• Swimming pools, spa pools and fencing
• Retaining walls over 1.5m (no surcharge)
• Retaining walls any height incurring a surcharge
• Decks over 1.0m high
• Pergolas attached to buildings 
• Free-standing non-habitable buildings larger than 10 metres 
   square
• Plumbing and drainage work including replacing hot water 
   cylinders
• Demolition
• Relocation of buildings
• Additions, alterations to existing buildings
• New buildings
• Change of use (may include an increase in occupant numbers)
• Heating including fireplaces
• Ventilation and air-conditioning systems (commercial)
• Small dams (more than 35,000 litres of water)

For guidance or further information please contact us on (03) 450 0300.

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3. How long does it take to get a building consent?

Building consent processing time depends on the complexity of your project and whether or not you have provided us with sufficient information.

All building consents are required to be approved within 20 working days, however; if information is deficient the time clock is stopped and a formal request will be made for further information. The time clock is not restarted until the requested information is received.

It is possible that your building consent application requires checking by several disciplines; it is possible therefore, that the clock maybe stopped on more than one occasion.

4. How do I apply for a building consent?

You will need to complete a PIM/ BC application form and provide information that is relevant to your building project.

Application forms can be obtained from:

• Our website, or
• Lakes Environmental
  74 Shotover Street, Queenstown
• Lakes Environmental
  33 Reece Crescent, Wanaka
• Alternatively call us on (03) 450 0300 and we will post one out to you

Once you have gathered all the necessary information you can either post in the application or bring it in personally to our office.

On receiving your application Customer Services will vet your plans to ensure all relevant information has been provided.

Please note: this is not a technical assessment but merely a check to ensure all necessary information has been provided.

If all information has been provided your application together with a deposit is accepted. The clock starts the next working day after the application has been accepted.  If your application is declined, it will be returned with a list advising the type of information that is required.

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5. How long is my building consent valid for?

Building consents are valid for 12 months from the date of issue. Work must have commenced within the 12 months or the building consent shall lapse requiring a new application.

All building work should be completed within 2 years from the date that the building consent was granted. If the project has been delayed, it may be possible to apply for an extension to this time.

6. What sort of information do I need?

Building consent applications can be complex; we recommend that you engage a professional person to help with design work and drawings. Each application must be accompanied by:

• 2 sets of plans (3 sets for industrial / commercial)
• 2 sets of specifications
• 1 set of engineering calculations (if applicable)
• 2 sets of wall bracing calculations (if applicable)
• An E2 risk matrix (demonstrating weathertightness features) if applicable
• Fee

For more detailed information refer to the building consent checklist, (Residential checklist, Commercial/Industrial checklist) identifying more detailed information.

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7. How much will it cost?

This depends on the type of application, cost of work involved and the level of detail provided. Our charges are based on the length of time it takes to process an application and include costs such as:

• Levies payable to the Department of Building and Housing (payable on all applications over $20,000)
• Levies payable to BRANZ (payable on all applications over $20,000)
• Time spent processing the application
• Number of Inspections required (type and number vary depending on application)
• Issue of code compliance certificate
• Issue of compliance schedule (if applicable)
• Development contribution (if applicable)

An estimate of the fees involved may be provided, however the final cost will not be known until the application is processed. A cancellation fee may apply if you withdraw your application.

8. How do I lodge an application?

You can lodge your building consent in person or via post.  We recommend that you lodge your application in person. Your application will be formally accepted the next working day after the application has been received (subject to all information and fees being provided).

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9. How is my application processed?

All applications regardless of how they are received are put through a formal vetting process. The vetting process is not a technical check but merely a check to ensure all information has been provided. Your application maybe rejected at this time if insufficient information has been provided.

Once the application has been vetted it is then receipted and entered into our processing system and allocated a unique identifier (your building consent number). At this point the 20 working day time clock is started.

The application is then allocated and circulated to the various disciplines within Council for processing, i.e. planning, engineering, building, water, drainage, etc.

Each discipline will review your application and assess it for compliance. If there are any questions or concerns a letter will be sent to you requesting further information or clarification.

When a request for further information is sent the 20 working day time clock is stopped and processing is suspended until this information is provided.

Once all disciplines are satisfied that compliance is achieved, then a final check is made to ensure all work has been assessed correctly. If satisfied, the time clock is stopped.

You will be notified of any outstanding fees at the point when we are satisfied that the building consent may be issued or refused. When these are paid the building consent will be issued.

If we consider that the building consent cannot be granted we are required to refuse to issue consent. This does not alleviate the requirement to pay any outstanding building consent fees.

Unfortunately; having a building consent does not necessarily mean that construction may start. In some cases other permissions (like resource consent) may first need to be obtained. Such conditions will be notified on your building consent.

10. How will I be notified?

When your application is ready for issue (or refused issue) and all fees are paid your building consent will be posted to the contact person nominated on the application form.

If there are outstanding fees then you will receive an invoice advising you that your building consent is granted and may be issued when all fees are paid.

If your application has been refused then you will be formally advised with reasoning for this.

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11. What are building consent conditions and/or advice notes?

There may be conditions and/or advice notes imposed on your building consent which are deemed necessary to ensure compliance.

It is important that you read and understand all conditions and/or advice notes before commencing work. If you do not understand any condition and/or advice note then please contact us to discuss these.