Building consent information

Getting started

Putting together a building consent application can be complex. Depending on the type of work, we recommend you work with an experienced professional, such as a designer or an architect, to help with putting together plans, specifications and required documentation before applying.

What is a building consent?

A building consent is the formal approval issued by a building consent authority (Taupō District Council) that ensures certain works meet the requirements of the Building Act 2004 (the Act), Building Regulations and the Building Code. You cannot undertake any building work that requires a building consent without this approval.

For further guidance, check the guide to applying for a building consent on the Ministry of Business, Innovation and Employment (MBIE) website.

Guide: applying for building consent

Work requiring a building consent

A building consent is required for most work including:

structural building work - additions and alterations to existing buildings
new buildings
decks, platforms or bridges more than 1.5 metres above ground level
retaining walls higher than 1.5 metres
plumbing and drainage work
relocating a building
changing the use of a building
installing a fireplace
fences or walls higher than 2.5 metres (excludes pool fencing)
swimming pools (and some spa pools) and their associated fences/safety barriers
sheds with a floor area greater than 30 square metres.

Schedule 1 of the Building Act lists the building work exempt from requiring a building consent. See the section below for more information.

Work exempt from a building consent

Building work that is considered minor or low risk may not need a building consent under Schedule 1 of the Act. To check if your proposed building work is exempt, refer to guidance on the MBIE website in the links below:

As a building owner, you are responsible for ensuring any exempt building work complies with the Building Code and that it doesn't breach any other Act.

Although the work may be classed as exempt under the Building Act, other approvals such as resource consent may be required. If you're not sure about other approvals, please phone us on 07 376 0899 and talk to one of our development advisors.

Registration of Building Work Exempt under Schedule 1

You can formally record your exempt building work on your property file by registering the exemption online.

Start registration

Building on land subject to natural hazards

It's important to consider any natural hazards that could be present on the land when undertaking any building work. Natural hazards include:

erosion (including coastal erosion, bank erosion and sheet erosion)
falling debris (including soil, rock, snow and ice)
subsidence
inundation (including flooding, overland flow, storm surge, tidal effects and ponding)
slippage.

The Building Act allows, depending on the circumstances, the consent to either be refused or granted subject to a condition that a natural hazard notification is placed on the title. This notification warns future property owners of the potential hazard and reduces the liability for the council. We'll discuss with you the refusal or notification process if this relates to your project.

A project information memorandum (PIM) or land information memorandum (LIM) will identify any hazards we have on file.

For further guidance on applying for consents involving natural hazards go to:

Change of use, alterations and extension of life

Submit a Notification of Change of Use

If you want to change the use of a building, make alterations, or extend its life, you will need to let us know by completing an online application for a Notification of Change of Use.

Start application

For further guidance go to:

The relevant sections of the Building Act are:

Producer statements

Producer statements are documents issued by a suitably qualified professional that give evidence that a design or building work complies, or will comply, with the Building Code.

Specific information is required to be supplied if your application involves specialist design or building work.

For further guidance see:

Producer Statement templates:

Lapsed consent

Owners should commence building work within 12 months of the building consent being issued.

If building work has not commenced within 12 months from the date of the building consent being issued, the building consent will lapse under Section 52 of the Building Act 2004 and will have no effect. Any building work carried out after the building consent has lapsed, is considered illegal.

For the work to take place, you will need to apply for a new building consent.

We will send you a reminder letter at 11 months to advise the deadline is near and confirming we have no record of work commencing. The letter will provide options like applying for an extension of time if more time is required, or if work has commenced but no inspections undertaken we will ask you to provide photos of the work carried out to date. If no response to the reminder letter is received, the building consent will be lapsed and you will need to apply for a new building consent.

For further guidance go to:

MBIE website: understanding the building consent process

Apply for extension of time to start or complete building work

We can consider extending the 12 month timeframe before the consent lapses upon receipt of an online application for extension of time. You must apply for an extension of time before the building consent has lapsed because extensions are not always granted.

Start application

Code Compliance Certificate

An extension of time to start work does not affect the 24 month timeframe in which a code compliance certificate (CCC) should be obtained. If in due course additional time is needed to obtain CCC, a separate extension of time application will be required.

Certificate for public use

A certificate for public use is issued when we are satisfied the premises affected by building work are safe to be used by members of the public before the code compliance certificate is issued.

Anyone who owns, occupies or controls premises intended for public use can only apply for a certificate for public use when a building consent has been granted but the code compliance certificate has not been issued.

To support the online application we will require:

A plan showing the area(s) to be accessed by the public including safe entry and egress, and hoardings to the construction area (if required)
Installation, completion certificates, producer statements and as-builts from people who’ve carried out the building work and installed specified systems e.g. emergency lighting installation certificate and PS3, electrical certificate, fire alarm installation certificate and testing certificate from an IANZ accredited body, PS4s for any structural elements etc
Photos of clear means of escape, all installed specified systems and signage to enable us to assess any safety precautions and plans that have been put in place to allow members of the public to use the premises safely.

After the application has been processed, an onsite inspection will be carried out to ensure compliance with public safety prior to the certificate being issued.

Certificates for public use do not relieve you, as owner of a building, from the obligation to apply for a code compliance certificate after all the building work has been completed.

Apply for a Certificate for Public Use

Please be aware applications can take up to 20 working days to process and fees apply. For time sensitive applications, select the fast-tracked option and we will prioritise the application to achieve an outcome within five working days of the application being formally received. Note a higher fee applies to the fast-track option.

Start application

For further guidance go to:

MBIE website: Public access while building or altering a public building

Complaints and appeal process

If you're unhappy with any aspect of our service you can lodge a complaint. You can also appeal any decision we have made to have it reviewed.

You can make a complaint in person, however you must also provide it in writing. Complaints not made in writing or made anonymously will not be actioned.

Complaints should be addressed to:
Building Consents Manager
Taupō District Council
Private Bag 2005
Taupō Mail Centre
Taupō 3351

You'll need to provide us the following information:

the date the incident occurred
the nature of your complaint (guidance information, vetting, lodgement, inspection, notice to fix, code compliance certificate or compliance schedule)
copies of any supporting information (if applicable) and
the nature of your relationship with us (customer, regulator, or stakeholder).

We will respond within three working days of receiving your complaint at which time you may be asked whether you wish to be heard in relation to the compliant 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.

Can I appeal a decision?

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 Consents Manager
Taupō District Council
Private Bag 2005
Taupō Mail Centre
Taupō 3351

We'll respond to your appeal within 10 workings days.

Determinations

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 Ministry of Business, Innovation and Employment (MBIE) for a Determination.

For further guidance or to apply go to