If you’re a buyer in Auckland who has just purchased a house and are planning to renovate it for resale or rental, it’s important to understand when you need a Building Consent and when you don’t. Below is a detailed guide to help you navigate the process, including scenarios where Building Consent is required, the correct steps to follow, and estimated costs and timelines.
1. When is Building Consent Required?
Building Consent is generally required for work that affects the structural integrity, safety, or usability of a building. Here are common scenarios where Building Consent is needed:
Structural Work
- Removing or altering load-bearing walls: Any changes to walls that support the structure of the house.
- Adding or modifying foundations: For example, if you’re extending the house or adding a deck.
- Changing the roof structure: Such as adding skylights or altering the roof pitch.
Additions or Extensions
- Adding new rooms: Such as a bedroom, bathroom, or living area.
- Building a deck or balcony: If the deck is more than 1.5m above ground level or attached to the house.
- Adding a garage or carport: Especially if it’s a permanent structure.
Plumbing and Drainage
- Relocating or adding plumbing: Such as moving a kitchen or bathroom.
- Installing new drainage systems: For example, if you’re adding a new bathroom.
Electrical Work
- Rewiring the house: If you’re upgrading or adding new electrical circuits.
- Installing new fixtures: Such as built-in lighting or outdoor electrical outlets.
Safety and Accessibility
- Installing or modifying fire safety systems: Such as smoke alarms or sprinklers.
- Adding handrails or ramps: For accessibility purposes.
Pools and Fencing
- Building a new pool: Any pool deeper than 400mm requires Building Consent.
- Installing or modifying pool fencing: Must comply with safety standards.
2. When is Building Consent Not Required?
Some minor renovations or repairs may not require Building Consent, provided they meet certain conditions. Examples include:
Cosmetic Work
- Painting or wallpapering: As long as no structural work is involved.
- Replacing floor coverings: Such as carpets, tiles, or wooden floors.
Minor Repairs
- Fixing leaks or replacing damaged gib board: As long as it doesn’t affect the structure.
- Replacing kitchen cabinets or countertops: Without altering plumbing or electrical systems.
Exempt Work
- Building a small deck: If it’s less than 1.5m above ground level and not attached to the house.
- Installing a portable pool: If the water depth is less than 400mm.
For a full list of exempt work, refer to Schedule 1 of the Building Act 2004: Schedule 1 Exempt Work.
3. Correct Order of Steps for Renovations
If your renovation requires Building Consent, follow these steps:
Step 1: Planning and Design
- Engage professionals: Hire an architect, designer, or engineer to create plans and specifications.
- Check zoning rules: Ensure your renovation complies with Auckland’s Unitary Plan (e.g., height-to-boundary rules, setbacks).
Step 2: Apply for Building Consent
- Prepare documents: Include detailed plans, specifications, and any engineering reports.
- Submit application: Apply online via the Auckland Council website or in person at a service center.
Step 3: Council Review
- Wait for approval: The Council will review your application, which typically takes 20 working days (longer for complex projects).
- Address any issues: If the Council requests changes, provide the required information.
Step 4: Start Construction
- Hire licensed professionals: Ensure builders, plumbers, and electricians are licensed (LBP).
- Book inspections: The Council will inspect the work at key stages (e.g., foundation, framing, final inspection).
Step 5: Obtain Code Compliance Certificate (CCC)
- Final inspection: Once the work is complete, the Council will conduct a final inspection.
- Receive CCC: If the work complies with the Building Code, the Council will issue a CCC.
4. Estimated Costs
The cost of Building Consent and renovations varies depending on the scope of work. Here are some estimates:
Building Consent Fees
- Simple projects: NZD 2,000−2,000−5,000 (e.g., minor alterations, small decks).
- Complex projects: NZD 5,000−5,000−15,000 or more (e.g., extensions, new bathrooms).
Professional Fees
- Architect/Designer: NZD 5,000−5,000−20,000+ (depending on project size).
- Engineer: NZD 1,000−1,000−5,000 (for structural calculations).
Construction Costs
- Kitchen renovation: NZD 20,000−20,000−50,000.
- Bathroom renovation: NZD 15,000−15,000−30,000.
- Deck construction: NZD 10,000−10,000−30,000.
- House extension: NZD 2,000−2,000−4,000 per square meter.
5. Estimated Timelines
- Design and planning: 1-3 months (depending on complexity).
- Building Consent approval: 20 working days (longer for complex projects).
- Construction: 3-12 months (depending on scope).
- Final inspection and CCC: 1-2 months after construction completion.
6. Useful Links
- Auckland Council Building Consent: Building Consent Guide
- Schedule 1 Exempt Work: Exempt Work List
- Fee Calculator Tool: Building Consent Fees
- Auckland Unitary Plan: Unitary Plan Rules