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 cannot 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.
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 1m high
- Plumbing and drainage work including replacing hot water cylinders
- Demolition
- Relocation
- Additions, alterations to existing buildings
- New buildings
- Change of use
- Heating including fireplaces, ventilation and air-conditioning systems
- Small dams or other structures that retain more than 35,000 litres of water. Specific Building Act requirements for Dams here
For guidance or further information please visit the Department of Building and Housing website www.dbh.govt.nz.
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 must be approved within 20 working days of being formally received. However if information is found to be lacking the time clock is stopped and not restarted until the information that has been requested, is provided.
You need to complete an application, book a meeting with a building consent officer and provide information relevant to your building project. Information is contained within an application pack which can be obtained from our website, or collected from Council’s main office and service centre offices.
Complete Application Forms & gather the relevant information for your building project (i.e plans & specifications) then refer to relevant checksheet . Once all information is obtained a vetting meeting is required. This can be booked through the Taupo Office by phoning the Customer Services team on 07 376 0899. A vetting officer will check your plans to ensure all relevant information has been provided. If all information has been provided your application together with a deposit will be accepted. If your application is declined, it will be returned to you with a list advising the type of information that is required.
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 issued. If the project has been delayed, it may be possible to apply for an extension to this time.
Building consent applications can be complex therefore we recommend that you engage a professional person to help with the design work and drawings. Each application must be accompanied by the information requirements identified in the application pack which includes:
- A copy of the Project Information Memorandum for the project
- 3 sets of plans
- 2 sets of specifications
- 2 sets of engineering calculations(if applicable)
- 2 sets of wall bracing (if applicable)
- E2 risk matrix (demonstrating weathertightness features)
- Lodgement Fee (owner encouraged to pay this & any additional fee's invoiced at issue stage) - Schedule of Fees and Charges. For more detailed information refer to the building consent information, which includes a summary of fees applicable and a checklist identifying more detailed information.
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
- Inspections (type and number vary depending on application)
- Issue of code compliance certificate
- Issue of compliance schedule (if applicable)
- Development contribution (if applicable)
- Vehicle crossing
- Water meter connection (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.
For a breakdown of fee's and charges please see our Schedule of Fees and Charges.
It is required that you lodge your application by booking a vetting meeting, this can be done through the Taupo Office by phoning the Customer Services team on 07 376 0899. Your application will be formally accepted the day after the vetting process has been completed (subject to all information and fees being provided).
Applications received through the post will also be allocated a vetting meeting, however preference will be given to to those applications made in person. Therefore posted applications could experience delays in being formally received. If applications are incomplete further delays & costs are likely as the application will be returned by post.
All applications are put through the formal vetting process. The vetting process is not a technical check it is merely a check to see if all information has been provided. Your application maybe rejected at this time if insufficient information has been provided.
Once the application has been vetted for completeness it is then formally received and the 20 working day time clock will commence. The application is then passed on to the relevant building officer for formal assessment.
If there are any questions or concerns a letter will be sent to you requesting further information/clarification. When a request for further information is sent the 20 working day time clock is suspended until this information is provided in full.
Once the assessment is complete and compliance with the New Zealand Building Code is met, the application will be granted. Once this approval is given an invoice is generated for the balance of the fees payable (processing fee's, inspections etc).
Upon payment of these fees, the consent will be issued.
How will I be notified of the approval?
If your application has been approved you will be notified by letter or email with the invoice attached. All payment information can be found in the letter.
If your application has been declined a letter will be sent advising you of the reasons for refusal.
What are building consent conditions?
These are conditions imposed on your building consent which are deemed necessary to ensure compliance is achieved with the New Zealand Building Code. Conditions may be imposed when specialist inspections are necessaryor additional information is required that can not be sourced until the completion of the project. These conditions will either be noted in red on the approved plans and specifications, noted on the actual consent or noted on coloured stickers attached to the plans and specifications.
It is important that you read and understand all conditions of consent before commencing work. If you do not understand any condition imposed, please contact us to discuss
You have the right to appeal any decision the building consent authority has made, or complain about any building control function the building consent authority undertakes.
Building control complaints?
A complaint in relation to building control is defined as a complaint about:
- Meeting statutory time frames
- Lodgement or vetting of building consent applications
- Processing of building consent applications
- Inspection of work under construction
- Issuing of a notice to fix
- Issuing of code compliance certificates
- Issuing compliance schedules
- Failure to provide appropriate information or advice
- Fees and charges
- Failure to meet legislative or Building Code requirements
How do I make a complaint?
You can make a complaint in person; however it must be accompanied in writing. Complaints not made in writing or made anonymously will not be actioned.
Complaints should be addressed to:
Building Manager
Taupo District Council
Private Bag 2005
Taupo Mail Centre
Taupo 3352
What information is required?
- Date incident occurred
- Nature of complaint (guidance information, vetting, lodgement, inspection, notice to fix, code compliance certificate or compliance schedule)
- Copies of any supporting information (if applicable)
- Relationship (customer, regulator, or stakeholder)
How long does it take?
All complainants will be responded to within 72 hours of the receipt of the complaint at which time you maybe asked whether you wish to be heard in relation to the complaint or to provide further information.
All complaints will be actioned within 10 working days of receipt of complaint, unless a request for further information is made.
Do I have a right of appeal?
Yes, if you do not agree with the outcome you may request a review of the decision. All appeals must be made in writing setting out the reasons why you disagree with the decision.
All appeals should be addressed to:
Building Manager
Taupo District Council
Private Bag 2005
Taupo 3352
All appeals will be responded to within 10 working days.
If you are still unhappy or choose to use an alternative route to settle a matter of doubt or dispute you may apply to the Department of Building and Housing for a Determination. Visit www.dbh.govt.nz for further information on this service.