The Building Act 2004 requires that work commences within 12 months after the date of issue of the Building Consent.
If work has not started within that period the consent will lapse and you will need to apply for a new one before you can start work.
Complying with consented documents
All building work on site must comply with the consented documents. Confirmation of this will be noted at Council inspections.
Carrying out work other than that detailed on the approved plans is an offence under the Building Act. Doing so may result in a formal instruction to cease works immediately, further actions like issuing an Infringement and or a Notice to Fix being issued and prosecution in some instances.
If you wish to make changes to the project, and change the plans, then you will need to ensure that we have approved these changes in advance to carrying out the works on site.
Making changes to plans
If the impact is minor then it can be dealt with as a minor variation by one of our building officers. This may be on site during an inspection or by contacting the duty building officer. Examples of minor variations would include relocating a window or minor bracing changes.
No charge is made for this service.
For further information on minor variations, follow the link below to the Ministry of Business Innovation and Employment (MBIE).
Minor Variations (Ministry of Business Innovation and Employment website)
Major variations or Formal amendments
If the impact of the change is significant you will need to apply for an amendment.
Applications must be made on the appropriate application form and be accompanied by amended plans and specifications showing the item/s that have been changed. This may mean that work will have to stop pending issue of the new plans. A "block" on inspections may be applied in some cases.
Assessment of an amendment follows a similar path to a normal building consent.
A planning check will be undertaken to ensure that the project continues to meet the requirements of the District Plan and an assessment of code requirments will be undertaken.
The "20 day Assessment clock" applies and this may be suspended if further information is required and new documents will be issued.
Examples of significant changes would include changes of internal layouts, cladding changes changes in building footprints or heights.
A charge is made for processing formal applications for amendments. The deposit fee will be calculated when the application is submitted and payment will need to accompany the application. As with other applications, further fees may be charged after assessment.
If the impact is more than significant and cannot be considered as an amendment then you will need to apply for a new consent. Examples of such changes may include changes to the envelope of the building or adding new buildings to the consent. In such situations we will also need to review the inspection procedures for the project.
Major Variations (Ministry of Business Innovation and Employment website)
To download the guidance notes, procedure and application form, follow the links below.
Completing the Building Consent forms
Download and save a copy to your computer first. You can then use Adobe Reader to fill it out on your computer and save it, before returning it to us.
Building Consent Amendment Application Form [100kb]
Building Consent Application Form [3.5mb]
Building Consent Application Guidance Notes [119kb]
Building Consent Application Procedure for Inspection Form [80kb]
Inspection means the taking of all reasonable steps to ensure that building work is being carried out in accordance with a building consent.
Your consent information will set out the inspections required, who will undertake them and the supporting documentary evidence required.
If engineers, for example, are required to test ground compaction, or structural connections and the like, it is up to the owner/project manager to arrange for these inspections and ensure that the correct documentation is provided as required.
These details can be worked out with the inspector as the work progresses but note, we do not book these inspections and any costs payable are not part of the fees paid to council and are, therefore, a separate fee paid to the engineer or other professional.
It is essential that ALL inspections are completed to ensure that works have been properly assessed and any remedial works completed before the project continues.
For further advice see our guidance notes on:
Failure to complete all the inspections will cause problems later in the project – it may not be possible to issue the Code Compliance Certificate for example.
If our inspectors, or others, are unable to view the work undertaken it may become necessary for you to remove materials so that items can be inspected resulting in additional costs and time delays for all concerned.
The forms below have been designed for your use. If you have any queries with the use of these forms, please contact us.
Producer Statement - Certifying Plumber [61kb]
Producer Statement - Construction [159kb]
Producer Statement - Wet Area [113kb]
For more information regarding the types of inspections Council undertakes to confirm compliance of works on site and the considerations of each inspection type, please refer to the documents below.
Schedule of Site Requirements [67kb]
Building Consent - Planning of Inspections [154kb]
Booking an inspection
Please book inspections as far ahead as you can to ensure that the time is convenient to you and to help us with our planning.
When you make your booking, you will need to supply the following information:
- your Building Consent number
- the site location/address
- the name and registration number of the Licensed Building Practitioner (if required)
- the name and contact phone number of the person who will be on-site at the time of the inspection.
To book inspections, please contact our Building Department booking office, phone: +64 9 430 4224.
Please try to give as much notice as possible.
Undertaking the inspection
Please ensure that all consented documents, amendments and relevant paperwork are available on site. If they are not, the inspector will be unable to continue and you will be required to book another inspection.
A site representative will need to be present on site during the inspection. This could be the owner, project manager or relevant Licensed Building practitioner for example.
The building inspector will view the work undertaken and discuss any concerns or issues with the person on site. The inspector will either "Pass" or "Fail" the inspection. If the inspector is, reasonably satisfied that apsects reviewed are in accordance with the consented plans, the result will be a "Pass". Sometimes this "Pass" will be conditional that, on the next inspection, some either oustanding work or additional work is completed and checked at the next inspection. If the inspector is not satisfied or the remedial work too extensive the result will be a "failed" inspection.
A failed insepction will mean that another inspection will be required and re-inspections will be charged at the standard inspection rate in force at the time.
If work does not follow the consented plans or remedial works identified are not undertaken a Notice to Fix may be issued and work stopped until required items have been completed.
Recording the outcome
Whatever the outcome, the inspector will always issue a Field Advice Notice (FAN) that records the outcome of the inspection.
These will be emailed out to a nominated contact person who is responsible for communicating the outcomes of the inspection to others involved in the project.
Site safety is the responsibility of the project manager or contractor and we ask you to ensure that our inspectors are safe while they are carrying out the inspection.
Ladders are carried in vehicles by all inspection staff, but where access to areas of the building is required which would be unsafe or not possible with these ladders, a safe, alternative means of access for inspection shall be the responsibility of the owner.
When all works are complete
The Building Act 2004 requires that you make application for a Code Compliance Certificate once all work related to the project is complete.
Click the 'Next Page' link below to learn more about Code Compliance Certificates and how to apply for one.