12 Months to Build or Start Over: Mastering the Building Consent Countdown

In the last three years, Auckland and many of the regions has seen a remarkable amount of homes consented, but only a fraction of these have been completed. 

The rest have either lapsed, paused part way through construction or need to apply for an extension - creating challenges for builders and homeowners alike. 

Understanding what the Building Consent Process means and how to navigate the consent process is crucial for any consented building project.

What Does Lapsing Mean?

When a building consent lapses, the approval to build is no longer valid. In Auckland, this typically occurs if construction does not start within 12 months of the consent being issued. If your consent lapses, you’ll need to restart the entire process, which can lead to delays and additional costs.

However there are other options you can choose to take. 

Start:

Start within 12 months of issue - This means starting the works on the project which apply to the building consent plans and approvals.  

In this case it would mean engaging BH Construction to value the works to be undertaken, set out the project management plan and resource the project. Then you can start..

If this is you then call us today so we can help you get your projects started. 

Lapse:

If the consent is going to lapse, in most cases the council or BCA will send a reminder communication out to the contact in the consent. If the Consent lapses and you still want to carry out the work you will have to reapply for the consent and pay for any of those associated costs of relodging. 

A recent change to the Building Code called H1, could have an impact on your design which may require the relodged consent plans & documents to be adjusted to the latest specifications. 

If this is you, call us today, we can assist you in the relodgement of your building consent.

Extending:

If you need an extension, you can apply to the Council for a specified time extension. As a guideline a further 12 months extension can be achieved. 

This is typically a form that you can fill out and send in prior to your Building Consent lapsing.  

If this is you, call us today, we can assist you in the extension of your building consent.

A Typical Consent Process in New Zealand

1. Application Submission: Submit detailed plans and documentation to your local council.

2. Council Review: The council evaluates your plans for compliance with building codes and regulations.

3. Approval: Once approved, you receive your building consent.

4. Building: Begin construction according to the approved plans within 12 months of consent issue date.

5. Inspections: Arrange and pass necessary inspections throughout the build.

6. Completion: Obtain a Code Compliance Certificate (CCC) once construction is complete.

Timeline Considerations

• Consent Validity: Building consents are typically valid for 12 months. Extensions can be requested if necessary.

• Project Duration: The total time from consent to completion varies, so plan for potential delays.

Costs Associated with Obtaining Building Consent

The process of obtaining building consent can involve several costs for homeowners:

1. Application Fees

   - Consent Application Fee: Charged by the local council for processing the application, ranging from a few hundred to several thousand dollars.

   - Additional Fees: Extra charges may apply for public notifications, resource consents, or compliance checks.

2. Professional Fees

   - Architect/Designer Fees: Costs for detailed plans and designs can range from $3,000 to $100,000 or more. Architects can sometimes be involved ongoing throughout the project in observation or in a design build capacity throughout the project. 

   - Engineer Fees: Structural and/or civil engineers are often required, rates and charges depend on the complexity and code requirement for each project. Engineers often conduct observation visits to check procedures and sign off on the items they have provided for. 

3. Documentation and Reports

   - Land Title: Obtaining or updating land title documents might involve additional costs.

   - Engineering Reports: Specialised reports, such as soil tests or geotechnical surveys

   - Other Reports: Additional reports such as Fire, Acoustic, Flood Reports required for your project can also add to the cost if required. 

4. Inspection Fees

   - Inspection Costs: Councils charge for inspections during construction, these are often set out in the consent documentation outlining the inspections required. .

5. Compliance Costs

   - Code Compliance Certificate (CCC): Fees for obtaining a CCC after project completion are not limited to the application time but may require consultants to provide Producer Statements, Trades to supply Warranty & Guarantee documentation as well as any LBP memorandums .

   - Potential Rework Costs: Modifications or corrections required during inspections can lead to additional costs.

6. Extensions and Variations

   - Extension Fees: Fees may apply if the project timeline extends beyond the validity of the initial consent.

   - Variation Costs: Changes to the original plans might require additional consent variations.

For more information head to https://www.building.govt.nz/projects-and-consents/apply-for-building-consent/building-consent-process

Pre-Consent and Post-Consent Checklists
To help you navigate the consent process effectively, we’ve created two comprehensive checklists:

• Pre-Consent Checklist: Ensure your plans and preparations are complete before applying for consent.

• Post-Consent Checklist: Stay on track and manage your project effectively after obtaining consent.

Download the Pre-Consent Checklist (PDF)
Download the Post-Consent Checklist (PDF)

At BH Construction, we understand the consent process and keeping projects on track. If you have consented plans or need to ensure your property is up-to-date, we’re here to help you avoid delays and meet your deadlines. Contact us today to get started!