You will need the following documents (in pdf form) before you can submit your application:

• A Record of Title (less than 3 months old).
• Project plans, including site plans, floor plans, drainage and services, elevations, electrical plans.
• Specifications relevant to the project.
• Supporting documents. This includes a Ground Report for any foundations or drainage, brace calculations, truss certificates, on-site wastewater details, engineers documents and calculations, cladding specifications (specific to the job and not the entire document), memorandum of design work etc.

This guide from MBIE (the Ministry of Business, Innovation and Employment) will also be able to assist you with what you need to provide when applying for a building consent. 

• Building Consent Guidance (PDF 2.01MB)

Our customer guide to PIMs and Building Consents (PDF 357.58KB) is available to view or download here. 

There are also a number of helpful websites that you can access to find more information and guidance about building and construction. Check them out here:

The New Zealand Home Building Guide gives a good overview of the designing and building process.

Building Performance - Projects & consents has guidance on every aspect of building.

BRANZ has fantastic information on designing and building to our country's climate, earthquake and energy needs, amongst other things. BRANZ Map will take you to an interactive map of climate and earthquake regions. 

Level is the NZ Authority on Sustainable Building, it has everything you need to know about building houses and living in a sustainable way, on or off the grid.

Lodging a building consent application is subject to fees and charges, which are applied as soon as the consent is lodged. Please ensure your application is complete before lodging, as time spent on Requests for Further Information, or RFIs, is charged hourly.

You will be invoiced when processing is complete, and the building consent is issued when the invoice is paid. 

If a consent is withdrawn before issue, some charges such as processing time still apply. 

Typically a building consent incurs a range of charges. For a new dwelling for example, you will be invoiced for consent fee, inspections, code compliance certificate, processing fee (time), MBIE and BRANZ levies, BCA Accreditation levy, compliance check, online system charge and insurance. 

See Fees and Charges for the complete list of Fees.

A Building Consent is required for the installation of all on-site wastewater disposal systems. All applications require the form 'Evaluation and Information for Onsite Wastewater Disposal'  to be completed by a plumber/drain layer/engineer for inclusion with the building consent application. The form can be found on the West Coast Regional Council website at this link :

• West Coast Regional Council - Application forms

Residential and small to medium sized apartment buildings are classed as Restricted Building Work and must be designed and constructed by Licensed Building Practitioners. LBP’s include Designers/Carpenters/Roofers/External Plasterers/Brick and Blocklayers/Foundation Specialists/Professional Engineers/Architects/Plumbers and Gasfitters.

The following forms are required to be completed by the Licensed Building Practitioners:

• Memorandum – Certificate of Design Work
• Memorandum – Record of Building Work

Residential and small to medium sized apartment buildings are classed as Restricted Building Work and must be designed and constructed by Licensed Building Practitioners.

LBP’s include Designers/Carpenters/Roofers/External Plasterers/Brick and Blocklayers/Foundation Specialists/Professional Engineers/Architects/Plumbers and Gasfitters.

• View the LBP Public Register
• View the Architects Board Register
• View the IPENZ Register

To install a new or replacement log burner, diesel heater etc., you or your plumber need to apply for Building Consent via the Objective Build online consenting system. 

Click here to lodge a consent or create an account.

This Spaceheater Specification form should be filled in and attached to your application as a pdf. 

WBCA 002 Spaceheater Specification V1.0.13

If your heater has a wetback for hot water, it must be fitted by a Licensed Plumber. 

Once the spaceheater is fitted, the installer should use this declaration to record their work:

Installers Declaration for Solid or liquid fuel heater and wetback

Upload this document to the online consenting system 'Required Documents' tab.

As of November 1st, 2024,where more than one smoke alarm is required in a household unit, interconnected smoke alarms will be needed. Currently, two types of interconnected smoke alarm systems are permissible under the standard: wireless or mains powered. 

All alarms must include a hush button, either on the alarm itself or in another readily accessible location for temporary silence during false alarms.

A minor variation is a minor modification, addition, or variation to a building consent that does not deviate significantly from the plans and specifications to which the building consent relates.

Application for a minor variation to building consent

• View the Temporary Building/Marquee Checklist

A sleepout is an Accessory Building to a main dwelling and cannot be built on its own. It cannot contain drinking water supply or kitchen facilities - if it does, it is considered a dwelling. 

If you obtain building consent, a sleepout can contain a solid fuel heater and bathroom, as can a shed or garage. 

You will need to consider Building Code requirements regarding durability, storm water disposal and smoke alarms - you must install smoke alarms if the detached building is going to be used for sleeping. 

If the existing dwelling uses an onsite wastewater disposal system (septic tank) you will need to check whether the system has the capacity for the extra person/people. 

You should also check the planning regulations with WDC Planning Department. 

Some sleepouts can be built under the Schedule 2 Exemptions, and may not need building consent. The above considerations would still apply, and it must still meet Building Code requirements.

To be exempt from a building consent, a sleepout should be less than 30m² and under 3m in height should have no plumbing or bathroom facilities. 

See MBIE's guide: Constructing a sleepout that does not require building consent

Most building work will require a Building Consent. The Building Act 2004 requires that building consents be granted for any temporary or permanent moveable or immovable structure (including a structure intended for occupation by people, animals, machinery or chattels) and includes mechanical, electrical and other systems, certain fences, vehicles that are immovable and occupied by people on a permanent or long term basis, mast poles and telecommunication aerials that exceed certain height and width criteria and the demolition of existing buildings.

Building Consents are also required for some maintenance work particularly where maintenance involves building components that have not been able to meet the durability requirements of the New Zealand Building Code. Certain work is exempt from the need to be subject to a building consent; more information concerning these exemptions can be found in the First Schedule to the Building Act.

All the information you need to make your decision is available at https://www.building.govt.nz/buildit

A small change can be made by asking a building inspector to grant a Minor Variation on site, if the change does not effect the structure or weathertightness of the building. Structural changes or additions to the plans may need an Amendment, which should be applied for in Objective Build. Please see our Guide, Public Information on Amendments and Minor Variations. (PDF 179.26KB)

Yes.

A Building Consent will lapse and be of no effect if the building work to which it relates has not commenced within 12 months after the date of issue. Should circumstances arise where a delay to building work is required the Building Consent Authority may extend the lapsing period at its discretion.

The Building Act requires that within two years of the grant of the building consent a building owner must apply for a code compliance certificate. Such a certificate is confirmation that the building complies with the New Zealand Building Code and the Building Act. If the building is not completed within the two year period the building owner may request the Building Consent Authority to extend the period for which a code compliance certificate can be obtained. Such an extension would be at the discretion of the Building Consent Authority. If a building owner does not make application within the 2 year period then the Building Consent Authority (Council) will decide whether to issue the certificate or not.

The life of the building consent is essentially a 24 month period. A code compliance certificate is required to be applied for within 2 years of a building consent being granted. The building work is required to be commenced within a 12 month period but if circumstances are such that an extension is required an application for an extension can be made. Likewise, an extension to the time for an application for a code compliance certificate can also be made.

MultiProof Eligibility Expanded

The Government has relaxed eligibility criteria when applying for the national multiple-use approvals scheme, MultiProof. 
From 14 December 2025, more developers can now apply for a MultiProof to speed up building consents for standardised designs.
With MultiProof approval, nationwide developments will benefit from a faster building consent process.

Building consent is still required for MultiProof approved designs, but this is limited to addressing site-specific features such as foundations and site services and must be completed within 10 working days instead of 20.

The following eligibility requirements have now been removed to make it easier for more developers to access this approval pathway:

• Requirement for applicants to build a design at least 10 times over two years, provided the designs are still intended to be replicated.
• Requirement for applicants to intend to build themselves.

Supporting Shared Designs

Expanding eligibility for MultiProof will make it easier to share MBIE-approved architectural plans and designs. Applicants can choose to make MultiProof plans available to builders and homeowners, giving them confidence that these builds will benefit from faster, more efficient consenting.

Express lane for new supermarkets

In March 2025, the Government sought feedback from the grocery sector and potential new entrants on possible barriers limiting supermarket development. 

In response to industry feedback, the Government has taken three key actions to create an express lane for new supermarkets:

• Amending the Fast-track Approvals Act 2024 to clarify grocery developers’ eligibility for the fast-track approvals process.
• Selecting Christchurch City Council to manage building consents for eligible supermarket developments nationwide.
• Removing restrictions to use MultiProof for faster building consent of standardised designs.

These changes have been made as part of a package of reforms to make it easier for new competitor supermarkets to be built in New Zealand.  More information on the Government’s grocery work programme is available on the MBIE website. 

Centralised supermarket building consent service to boost grocery competition – Building Performance

Supermarket competition – MBIE

A small change can be made by asking a building inspector to grant a Minor Variation on site, if the change does not effect the structure or weathertightness of the building. Structural changes or additions to the plans may need an Amendment, which should be applied for in Objective Build. Please see our Guide, Public Information on Amendments and Minor Variations.

Most building work will require a Building Consent. The Building Act 2004 requires that building consents be granted for any temporary or permanent moveable or immovable structure (including a structure intended for occupation by people, animals, machinery or chattels) and includes mechanical, electrical and other systems, certain fences, vehicles that are immovable and occupied by people on a permanent or long term basis, mast poles and telecommunication aerials that exceed certain height and width criteria and the demolition of existing buildings.

Building Consents are also required for some maintenance work particularly where maintenance involves building components that have not been able to meet the durability requirements of the New Zealand Building Code. Certain work is exempt from the need to be subject to a building consent; more information concerning these exemptions can be found in the First Schedule to the Building Act.

All the information you need to make your decision is available at https://www.building.govt.nz/buildit

Yes.

A Building Consent will lapse and be of no effect if the building work to which it relates has not commenced within 12 months after the date of issue. Should circumstances arise where a delay to building work is required the Building Consent Authority may extend the lapsing period at its discretion.

The Building Act requires that within two years of the grant of the building consent a building owner must apply for a code compliance certificate. Such a certificate is confirmation that the building complies with the New Zealand Building Code and the Building Act. If the building is not completed within the two year period the building owner may request the Building Consent Authority to extend the period for which a code compliance certificate can be obtained. Such an extension would be at the discretion of the Building Consent Authority. If a building owner does not make application within the 2 year period then the Building Consent Authority (Council) will decide whether to issue the certificate or not.

The life of the building consent is essentially a 24 month period. A code compliance certificate is required to be applied for within 2 years of a building consent being granted. The building work is required to be commenced within a 12 month period but if circumstances are such that an extension is required an application for an extension can be made. Likewise, an extension to the time for an application for a code compliance certificate can also be made.

When a building consent is granted the Building Consent Authority will always outline in an accompanying letter the various inspections that will be required to be undertaken. The list of inspections will be particular to the project for which the building consent has been granted.

Different building projects will require different inspections. The Building Consent Authority will always undertake an inspection of foundation works before concrete is poured, sub-floor works and flooring. An inspection will be undertaken at each stage of the project where building components are either wrapped or clad, all drainage and sanitary plumbing is inspected and all heating appliances must be inspected prior to them being utilised for the first time.

One of the most important inspections required to be undertaken is the final inspection (the code compliance certificate inspection) when the Building Consent Authority will determine if a code compliance certificate should be granted. An application for a Code Compliance Certificate is required from the Building owner prior to the final inspection being carried out.

As the building project progresses, different inspections will be required. Before contacting the Building Consent Authority staff for an inspection, it is absolutely essential that all the work associated with the building to the inspection stage has been completed. If a building owner (or builder) is satisfied that the building project has advanced to a stage where an inspection is readily able to be undertaken, then the inspection can be booked by ringing the Council office (03 756 9040) asking for the Building Consent Authority Administrative staff and arranging a date and time with them. You do not need to speak to a Building Compliance Officer as internal arrangements will be made to have an appropriate officer respond to the inspection request.

All inspections will be completed within 3 working days of the requested date. Inspections South of Ross are undertaken on a Wednesday.

Whenever a building owner makes arrangements for an inspection it is very important that the person making the arrangements quotes the building consent number to the Building Consent Authority staff so that accurate arrangements can be made.

The issue of a code compliance certificate is the final step in the building consent process. When the Building Consent Authority issues a code compliance certificate it is a statement that the building has been erected in accordance with the plans and specifications submitted with the application and that the building complies with the New Zealand Building Code in so far as can be determined.

Sometimes a building may take some years to complete and there are durability aspects for the Building Consent Authority to consider prior to the grant of a code compliance certificate. Where buildings take an enormous amount of time to complete it is likely that a code compliance certificate would not be able to be issued or would be issued with an endorsement that the code compliance certificate does not cover durability issues. Under such circumstances any future owner is unable to have any comfort that the building will perform in the manner that it should. In circumstances where a building owner or builder refuses to comply with the plans and specifications and/or the New Zealand Building Code the options open to the Building Consent Authority are to refuse the grant of a code compliance certificate, issue a notice to fix and, probably, commence enforcement proceedings depending on any health, safety or structural issues of note.

There are a range of septic tanks available. Generally speaking any septic tank can be utilised for a dwelling so long as it is big enough in relation to the number of people the building is designed to accommodate. The real issue with septic tank drainage is the soakage system that supports the working of the tank. Where ground-receiving conditions are marginal for the soakage of waste water it may be necessary to use a specialist soakage system and possibly, utilise the services of an appropriately qualified engineer to design a specific installation to deal with the marginal conditions. Marginal conditions could involve the porosity of the receiving ground, water-table heights and proximity to water bodies. The septic tank effluent is required to be disposed of in accordance with West Coast Regional Council discharge to land plans and specific standards AS/NZS1546.1:1998 “On site domestic waste water treatment units” and AS/NZS1547:2000 “On site domestic waste water management”.

Reputable sanitary plumbing and drainage firms will be able to give building owner’s good advice. The Council staff will also give advice.

The Licensed Building Practitioner provisions of the Building Act 2004 impose restrictions on what building work an unlicensed builder may undertake.

Unlicensed builders may carry out building work which is:

• NOT classed as Restricted Building Work.
• Owner/build work in accordance with Section 90D Building Act 2004.
• Exempt from building consent under Schedule 1 of the Building Act 2004.
• Building Consent approved and classed as “Low Risk” building work.

Restricted Building Work may be carried out only if the work is being carried out under the supervision of a Licensed Building Practitioner.

Sanitary plumbing, drainage and electrical work will continue to be undertaken in terms of the respective registration mandates as the registration members are considered to be Licensed Building Practitioners for the purposes of the Building Act 2004.

Generally speaking the size of a building is dictated by the size of an allotment. The different zones in the Westland District Plan will provide different standards. For example, in the residential areas a 40% site coverage is the maximum that is permitted. Any coverage greater than 40% in the residential zone would be subject to a resource consent.

In addition, the height of buildings and their location on the land is also controlled by the District Plan. There are different rules for different towns and zones. The specific standards can be found in Part 5 of the District Plan in the various tables that relate to the various communities and zones.

The Council planning staff can assist you in determining whether your building complies with the District Plan and will provide advice if you need a resource consent.

The Westland District Plan provides for a range of permitted activities for land use and buildings. Where the permitted rules are unable to be achieved a resource consent is required.

There is no straight forward answer to the question as to whether a resource consent is required; a specific proposal is required before a specific answer is able to be given. Some activities automatically require a resource consent. For example, any dwelling within the rural zone is required to be subject to a resource consent except where a subdivision has occurred specifically for the purposes of residential use. Sometimes existing land use consents can expire by virtue of a resource ma

What do I need to do to relocate a dwelling/buildings?

Every single relocation of a building in Westland is required to be subject to a resource consent application. The relocation of an existing building to another part of Westland will require a building consent for the off-site removal of the original building, a resource consent for the relocation, a building consent for the relocation and, possibly, a resource consent for the new land use. It is important to note that relocation “does not relate to new transportable buildings”. The relocation of buildings will require the payment of a bond to ensure that:

• The relocated building is securely fixed on site and building work has been completed. Any damage to infrastructure or property brought about by the relocation is able to be made good.
• That the building is able to integrate with the existing amenity.
• The value of the bond is variable and will depend on the nature of the relocation. A bond is required to be paid prior to the relocation of the building.

A Building Consent Authority is required to deal with any application for a building consent within 20 working days. This rule can vary depending on the additional information required.

A "working day" means any day except;

Saturday, Sunday, Good Friday, Easter Monday, Anzac Day, Queens Birthday, Labour Day and Waitangi Day;

The day observed in Westland as the anniversary of the province;

A day in the period beginning 20th December in any year and ending with the close of 10th January in the following year.

For more information contact the Council.

Everyone involved in the building process has responsibilities and obligations. You may well not be aware of your responsibilities if you are not involved in building projects regularly.

Outlined below we have provided an overview of responsibilities and obligations for the various people who may be involved in your build project.

Owners

As the owner you have certain legal responsibilities when applying for building approvals. You’re responsible for:

• obtaining any necessary consents, approvals or certificates, including the code compliance certificate and compliance schedule (if required)
• advising who will carry out any restricted building work
• making sure that any building work carried out by you complies with the building consent or, if there’s no building consent, with the building code
• advising the building consent authority if during your build any materials are changed as the change may need an amendment to your building consent
• ensuring compliance with any Notice to Fix.

You can use an agent to do the above tasks for you, except for notices to fix – you can’t transfer responsibility of these to anyone else.

Appointing an agent to manage the above does not free you of your ultimate responsibility.

You’ll receive a copy of all communications about your project to help you meet your responsibilities and to keep you informed.

When making any changes to your contract make sure you agree to these in writing with the main contractor to avoid any misunderstandings.

On an ongoing basis you’re responsible for:

• notifying council of any
• proposed change of use for the building, even when it doesn’t require a building consent
• extension of life for a building with a specified life
• subdivision of a property with an existing building
• alterations, even if they don’t require a building consent (alterations can trigger upgrade requirements, such as smoke detectors or insulation)
• keeping your building safe and sanitary
• ensuring inspection, maintenance and reporting procedures are carried out and where you have a compliance schedule for specified systems
• getting professional engineering advice and acting on it if there are concerns about building safety in earthquakes.

Owner builders

You’re an owner builder if you:

• own (yourself or jointly with another person), or
• have a beneficial legal interest in the land and/or house the building work is being done on (a legal interest includes being a beneficiary of a trust, shareholder of a company, co-owner of Māori land, or having possession of a long-term lease), and
• genuinely intend to occupy (or already occupy) the house and not be building (or altering) it only to sell it or rent it to someone else.

As an owner builder you’ re responsible for making sure that restricted building word carried out under the owner builder exemption

• complies with the building consent plans and specifications,
• is carried out by you or with the help of your unpaid family and friends, and
• you haven’t carried out restricted building work to any other home within the three previous years.

Designers

“Designer” has a very broad meaning here. It isn’t just a licensed designer or architect, but anyone who has input into the plans and specifications or advises on compliance of building work with the building code.

They’re responsible for making sure that the plans, specifications and any advice they provide will result in the building work complying with the building code, if the building is built to those plans, specifications, and advice.

When we receive your building consent application our building control staff will review the plans and specifications for your proposed building work to satisfy ourselves that the designer has met this requirement.

You must complete and include with the consent application a certificate design of work if you are an architectural designer, architect or engineer carrying out or supervising design of restricted building work.

As an LBP you are responsible for ensuring there is enough relevant information available and all restricted building work is clearly identified in your certificate of design work or record of work.

Where more than one designer has been involved in the design of the project, the primary designer is responsible for making sure all information aligns and it is clear what work has been carried out or what aspects of the design work has been supervised.

Refer to a worked example of a certificate of design work for guidance on how this should be completed. If you need additional support or information you can also seek guidance from the LBP Board.

Builders

A builder is the person who carries out building work, whether in trade or not.

They’re responsible for building the project to the consented plans and specifications. The builder is also responsible for making sure that any building work not covered by a building consent complies with the building code.

All residential building work to the value of $30,000 including GST or more must have a contract in place.

Before signing the contract, building contractors must provide

• details of their qualifications
• licencing status
• insurance policies
• guarantees.

So long as the contractor meets the requirements of the Building Act they only have to say if they provide any additional guarantee or not - it doesn’t mean that they need to provide one.

The builder must however supply information to the building owner about

• ongoing maintenance
• insurance policies (i.e. third-party insurance)
• warranties of products and services relating to the building.

Licensed building practitioners

During a build any restricted building work must be carried out or supervised by a licensed building practitioner (LBP).  These are designers, builders, roofers, bricklayers, carpenters, external plasterers and foundations specialists who have been assessed as skilled to carry out this very important work.

You can verify whether the people you’re thinking about using are licensed by checking the Licensed Building Practitioners register maintained by the Ministry of Business, Innovation & Employment (MBIE).

A licensed building practitioner is responsible for making sure that

• all restricted building work on the project is carried out or supervised by them
• they are licensed in a class for carrying out or supervising that restricted building work.

LBPs have a code of ethics which sets behavioural standards for LBPs to give both the industry and consumers clarity on what's expected from LBPs, and to hold them to account.

Product manufacturers/suppliers

A product manufacturer or supplier is a person or company who manufactures or supplies a building product.

They are responsible for

• making sure their products meet the building code requirements
• providing the supporting technical data, plans, specifications and advice to the building industry for their products and materials
• confirming that that the product will, if installed correctly, meet the performance standards of the building code.

Building Consent Authority

A building consent authority (BCA) is responsible for all building control functions as follows

• building consenting
• building inspections
• notices to fix
• code compliance certificates
• compliance schedules.

Under the Building Act 2004 their responsibility is to

• make sure that an application for a building consent complies with the building code
• check that the building work is carried out matches with the building consent for that work
• issue consents and certificates under the rules of the Building Act 2004.

Not all building consent authorities are councils. Westland District Council is a registered and accredited building consent authority.

We also carry out building related activity as the Territorial Authority, including

• project information memorandums
• waivers and modifications
• discretionary exemptions
• certificates of acceptance
• certificates of public use
• notices under the Building Act 2004
• compliance inspections of residential pools
• enforcing annual building warrant of fitness
• compliance schedule amendments
• record keeping.

The Building Act 2004  Schedule 1 Exempt Work, provides that for tents ,marquees, and similar lightweight structures  Exemption 5 may be utilised, this allows you to construct, alter or remove a tent or marquee that is being used either for public assembly (e.g. at a school gala) or private use (e.g. for a wedding reception).

However, this is only if the tent or marquee does not exceed 100 square metres and is to be, or has been, used for a period of not more than 1 month.

The purpose of the building consent is to principally ensure that the safety of occupants and users is paramount. The conditions for the use of a tent or marquee are likely to include the necessity to keep entrances and exits clear, have fire extinguishers on site so that there is a safe evacuation of users should circumstances require.

Generally speaking a building consent is not required where a building component is replaced with a similar building component. However there is an exception to this where a building component fails to meet the durability requirements of the New Zealand Building Code. In such a case a building consent would be required. Any change in the cladding to a dissimilar material would need to be the subject of a building consent.

Irrespective of whether a building consent is needed or not any building work must comply with the New Zealand Building Code.

Not where an internal wall is acting as an integral part of the building as a structural unit or as a bracing unit. A building owner should take professional advice as to whether such a wall is structural or not.

There is no easy straight forward answer to this question. Essentially any timber may be used in any building. However the location of the timber will determine the standard of treatment of the timber and the use of the area in which the timber is to be utilized are all determining factors in setting a standard. The Department of Building and Housing website has a publication on timber treatment which could be of assistance.

Building consents and additional documentation are to be submitted through our online Building Consent Portal called Objective Build.

The Westland Building Consent Authority has several check lists that an applicant is required to use to ensure that the information that accompanies the building consent application is sufficient to demonstrate compliance with various Building Regulations and the New Zealand Building Code. If an applicant is satisfied (on checking) that all the information listed on the check sheets accompanies the application then it is most likely that there will be sufficient information for the Building Consent Authority to process the application.

Consent fees vary widely depending on both the complexity of the project and the quality of the application. Ensure that applications are complete with all the required information and documentation before lodging. 

The Council has a schedule of fees which is adopted on an annual basis in conjunction with Council’s Annual Plan. The schedule of fees provides for a wide variation of possible building projects and will give a very good indication as to what the costs will be. It is important to note that costs can vary slightly with each application depending on the scope of the work, the amount of additional time that is required to process an application and any additional inspections that may be required due to identified deficiencies. Complexity of the building (R1, R2, R3 for example) will also be an issue that could affect the fee structure. In addition, the Council collects fees on behalf of the Government. The Ministry of Business, Innovation & Employment is paid a levy on all consent applications in excess of a value of $20,444.00. This threshold increases to $65,000 from July 1^st 2024.  There is also a similar levy payable for building research purposes.

Typically a building consent incurs a range of charges. For a new dwelling for example, you will be invoiced for consent fee, inspections, code compliance certificate, processing fee (time), MBIE and BRANZ levies, BCA Accreditation levy, RMA compliance check, online system charge and insurance. 

Click on the link : Building Fees and Charges to download a copy of the current Building related fees. If you have any questions regarding fees, please contact the building team on 03 756 9040 or buildingadmin@westlanddc.govt.nz

What the fees cover

The cost of your building consent 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 Ministry of Business, Innovation and Employment (if applicable)
• levies payable to BRANZ (if applicable)
• levy to cover BCA accreditation costs and overheads
• administration time – loading, vetting, incoming document control, invoicing
• time spent processing the application
• number of Inspections required (type and number vary depending on application)
• issue of code compliance certificate
• issue of compliance schedule (if applicable)
• development contribution (if applicable)

We can provide an estimate of the fees to you, however the final cost won’t be known until your application is processed.

In cases where the processing of a building consent is getting beyond the normal expectations, a progress invoice may be issued to ensure all parties aware of the escalating costs.

Further fees may apply if during your build an inspection failed and requires an additional inspection over and above the number included with your building consent.

Estimated value of building work

It’s important that you supply us with an accurate estimated value of your building work. This should take into account all actual costs and any additional materials or labour provided free of charge to the project.

Please ensure you provide an accurate estimated value, as this information is needed to work out what levies are due to the Ministry of Business, Innovation & Employment, and BRANZ (Building Research Association New Zealand).

Anything with an estimated value of $20,444 or more includes both levies. The levies will be included with your invoice to be paid by you before your building consent is granted.

The value of building work may also affect your total property valuation as QV use this information for establishing the rateable value of your property. This information may also be required for the insurance value and mortgage requirements for your project, while banks and insurance companies sometimes ask us to confirm the value of work submitted on the consent.

Levies Explained

BRANZ Levy

In the late 1960s the building and construction industry asked for a compulsory levy on building work to fund relevant research into improved techniques and materials for the good of the industry.

The Building Research Levy Act 1969 sets the levying of building contractors at $1.00 per $1,000 value (or part thereof) of the contract value of building work valued at $20,000 or more of every construction project put forward for building consent.

The levy is payable by the builder to the Building Research Association of New Zealand Inc. In practice, it is charged and collected by Building Consent Authorities and then paid to BRANZ on behalf of the builder.

Money raised by the levy is used by BRANZ for

• carrying out construction industry-related research and other scientific work
• allocating grants to people and organisations carrying out construction industry-related research
• publication of information
• establishing and maintaining a library of resources
• holding lectures, seminars, exhibitions and public meetings to distribute information about building research
• proving advisory services
• purchase of land and premises for the BRANZ activities
• payment of staff salaries and honoraria of directors.

Use of levy funding and what it how it can be used for is set by the legislation. The amount of actual levy funds collected each year can vary significantly with changes in the level of building activity.

BRANZ therefore has no direct control over the levy income it receives. They smooth out the high and low years by putting reserves aside in high levy income years to be used in times of low levy income.

Details about BRANZ approach to Levy stewardship can be found on the BRANZ website.

Building Levy (MBIE)

This government levy depends on the value of the project. The levy contributes to the development and management of national building regulations (Building Act and Building Code).

The Building Act sets the levy at $1.75 per $1,000 value (or part thereof) of building work valued at $65,000 or more of the contract value of every construction project put forward for building consent.

It is payable to the Ministry of Business Innovation and Employment. In practice however the levy is charged and collected by Building Consent Authorities when the building consent is granted and then paid to the ministry.

Where building work is completed in stages the levy is calculated taking into consideration section 57 of the Building Act 2004. This is to establish the appropriate estimated value of work to calculate the levy for each subsequent stage.

Quality Assurance Levy

The quality assurance levy is set by council through the annual fees and charges process. It goes towards covering the costs of meeting criteria under the Building (Accreditation of Building Consent Authorities) Regulations 2006 for BCA Accreditation, and ensuring quality management systems are in place across all aspects of the building teams’ workflow as TA Functions are also reviewed by MBIE in a similar manner.

This levy is currently set at $0.80 per $1,000 value (or part thereof) of building work, the levy is capped to a maximum rate of $10,000 per project.

Responsibility for payment of fees

You, as the owner, are responsible for paying the fees, unless your contract with your agent states otherwise. Ultimately you are still responsible for the payment.

Payment

• Must be made on time when you receive your invoice.
• You cannot hold payment if you are still waiting on the issue of your resource consent – we have made our decision on your application, which is independent of other approvals you may require in association with your project.
• Overdue payments will be sent to debt collection.
• A cancellation fee may apply if you withdraw an application at any stage - this is to cover time already spent on your application.

Your documents will be released after payment is made.

Note that where a development contribution is required, a code compliance certificate or certificate of acceptance will not be issued until the development contribution is paid.

You can make payment to us via internet banking, bank transfer or in the Council building at reception.

The time that it takes to administer your building consent application will depend entirely on how well your application is put together. The Building Consent Authority has a total of 20 working days to check your consent application for compliance with the various building regulations and the New Zealand Building Code and to grant the building consent.

However, if an application is deficient in terms of details and further information is required to demonstrate compliance with the New Zealand Building Code; then an application would be put on hold, the applicant is advised of the requirement for additional information and processing will not recommence until such time as the additional information is furnished.

The New Zealand Building Code is a comprehensive document that provides for detailed ways of compliance. Such details that appear in the New Zealand Building Code are referred to as “acceptable solutions”. Where a building owner wishes to depart from “acceptable solutions” within the building code such a departure is known as an “alternative solution”. In almost every case where an “alternative solution” is utilised in a building an engineer (or other appropriately qualified person) will be required. Engineers are always required for matters relating to structural works and foundation design that are outside the scope of The New Zealand Building Code and New Zealand Standards.

Buildings can be quite complex structures and there is an important place for Engineers in the design and certification process. Although the Council is responsible for checking the building consent application, granting the consent and issuing a code compliance certificate, there are many complex aspects associated with the building that are required to be subject to specific documentation referred to as “producer statements”. The Institution of Professional Engineers has produced very good material explaining the role of an engineer on a building project and copies of the Institution’s pamphlet are available at the Building Consent Authority office.

The building pad (the area of land occupied by a building) is essential for the ongoing performance of the structure of the building. The ground bearing capacity of the building pad must equal or exceed 300kpa. There are various ways of determining the ground bearing ability of the building pad. Where a building pad is on undisturbed ground the capacity of the ground can be determined by the use of a penetrometer or by observation through a ground profile. Where the land has been disturbed it is almost always necessary to obtain an engineers report as to the ground bearing capacity.

Where a building pad involves the digging out of soil and replacement with gravel and other material an engineer’s design will be necessary. It is very good practice to ensure that the engineer tests the building pad prior to any building commencing on the pad. In effect this means that the engineer would issue a “Producer Statement” to the Council prior to the building structure commencing.