Most building work you plan in the Kapiti Coast District requires that a
Building Consent be issued from the Council before it is carried out. You may also require a Resource Consent.
A Building Consent authorises building work. A Resource Consent authorises land use. You may require one or more Building and Resource Consents for the same project.
We welcome you to contact us at the beginning of your building project so we can guide you through the process:
Phone: (04) 296 4700
Email: kapiti.council@kapiticoast.govt.nz
Page Contents (click to take you directly):
1. About the Building Act
2. Why Go Through the Building Consent Process?
3. When is a Building Consent Required?
4. Applying for a Building Consent or PIM
• What is a PIM?
• Advantages in obtaining a PIM early
• Applying for a Building Consent
• Application Forms and Checklists
5. Plans and Specifications
6. Producer Statements
7. Building Consents Fees & Charges 2008 - 2009
8. Inspections
A new Department of Conservation shelter on Kapiti Island proves that building to comply with the Building Code does not compromise architectural style or environmental fit
1. About the Building Act
The Building Act 2004 and its Regulations set out the law on building work in New Zealand.
The Act is administered nationally by the Department of Building and Housing (DBH) and locally by councils using the Building Consent process prescribed by the Act.
The New Zealand Building Code
Building codes are important for achieving healthy and safe buildings. They provide a degree of security to people who use buildings that they can do so safely, with at least a minimum level of facilities or amenities.
The current New Zealand Building Code is the First Schedule to the Building Regulations 1992. It has 35 clauses containing technical requirements and two clauses of general provisions.
It sets out performance standards that buildings must meet – like how strong an earthquake they must be able to withstand, or how much natural light there should be in a bedroom. Performance standards under the Building Code govern a building’s durability, fire safety, sanitation (services and facilities), moisture control, energy efficiency and access.
Unlike prescriptive codes, performance-based codes like New Zealand’s enable more than one way to achieve a performance standard. For example, the current Building Code requires for ventilation that: spaces within buildings have a means of ventilation with outdoor air that will provide an adequate number of air changes to maintain air purity.
However, the Code does not specify how to achieve this. Designers and other professionals can therefore design their own solution, perhaps using innovative materials and methods that may provide better performance and/or cost less.
They may also use the Acceptable Solutions provided in the Compliance Documents produced by the Department of Building and Housing.
New Zealand Standards are often cited in the NZ Building Code and Compliance Documents.
Source: DBH website (consult disclaimer before reproducing)
Your Responsibilities as a Property Owner under the Building Act
As a property owner, the Building Act 2004 requires you to:
- ensure your building is maintained in a safe and sanitary condition
- undertake maintenance to ensure ongoing durability and performance
- get a Project Information Memoranda (PIM) from the Council for all building work proposals
- get a Building Consent for all work not exempt
- ensure all building work exempt from needing a Building Consent still complies with the Building Code
- get a Resource Consent or other legislative or bylaw authorisation
- before commencing any building work if required
- comply with easements and covenants on the title
- notify the Council of any proposed change in building use and not effect that change until written approval is obtained from the Council
- apply to the Council for a Code Compliance Certificate upon completion of consented building work
- strengthen earthquake prone buildings in accordance with Council policy
- ensure Building Compliance Schedule inspections, maintenance and reporting procedures (where applicable) are completed, the annual building Warrant of Fitness is signed off in due time, (not required for residential homes) and copies of the Warrant of Fitness and LBP reports are provided to Council with the prescribed fee.
More information: A Guide to Obtaining a Building Consent (31 pages, 343kb)
The Council's Role under the Building Act
The Kapiti Coast District Council is a Building Consent Authority (BCA) under the Act responsible for:
- administering the Building Act 2004 in the Kapiti Coast District
- enforcing the Building Code
- receiving and considering Building Consent applications
- determining building consent applications within prescribed time frames
- issuing Project Information Memoranda (PIM)
- issuing Code Compliance Certificates
- receiving and considering applications for Certificates of Acceptance (COA)
- issuing Notices to Fix
- issuing Compliance Schedules
- recording building Warrants of Fitness details
- determining applications for waiver or modification of the Building Code or documents used for establishing compliance with its requirements
- maintaining a building records system with public access for the life of the building to which it relates.
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2. Why go through the Building Consent Process?
Building without a Building Consent where one is required is an offence in New Zealand which could result in fines and possibly the removal of the building work. It may also make it difficult to sell the building, or even get insurance.
A Building Consent is issued by the Building Consents Authority through local government. It is consent granted in writing to conduct building work that it considers will comply with the Building Code if it is carried out according to the plans and specifications submitted with the Building Consent application.
A Building Consent cannot be issued retrospectively for work already completed. In this case you must apply for a Certificate of Acceptance (COA) - more information below.
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3. When is a Building Consent Required?
A Building Consent must be obtained before any building work is started.
Building work means work for the construction, alteration, demolition or removal of a building.
Buildings include housing, community facilities, commercial and industrial structures and outbuildings, and structures such as bridges, platforms and dams.
Most building work, including plumbing and drainage and some earthworks, requires a Building Consent. Some basic building work does not. This is often referred to as ‘exempt work’.
All building work must comply with the Building Code, whether or not it requires a Building Consent.
Examples of Work that Requires a Building Consent:
• structural building - additions, alterations, re-piling, demolition
• plumbing and drainage [except repair and maintenance of existing (using comparable) components]
• relocating a building
• installing a woodburner or air-conditioning system
• retaining walls higher than 1.5 metres
• fences or walls higher than two metres, and all swimming pools and their associated fences
• decks, platforms or bridges more than one metre above ground level
• sheds greater than 10m² in floor area.
Examples of Work that does not Require a Building Consent (Exempt Work):
• a patio or deck at ground level
• garden trellis less than two metres high
• maintenance of your house such as replacing spouting or a piece of weatherboard
• building a small garden shed (provided it is no closer than its own height to the boundary, is under 10m², and less than one storey high).
Earthquake Prone Buildings
As required by the Building Act, the Council is reviewing potential earthquake-prone, dangerous and unsanitary buildings in the District.
Their performance in relation to the new building Standard is assessed (at
the Council's cost), followed by consultation with affected building owners regarding any improvements necessary to meet it.
The Council has the authority to carry out work to reduce or remove the danger or demolish a building if it is not compliant. Owners have the right of appeal.
4. Applying for a Building Consent or PIM
What is a PIM?
A PIM is always required for a building consent.
A Project Information Memorandum, or PIM, is a report provided by the Council about a specific building proposal on a specific site.
A PIM identifies known information on the land which could affect your proposed building project, such as:
• erosion
• falling debris
• subsidence
• slippage
• flooding
• presence of hazardous material
• whether a Resource Consent is required
• whether other laws affect the site; for example heritage requirements, territorial authority bylaws
• details of surface water and wastewater
• whether a Development Contribution fee is required
• whether the proposed use of the building will require an evacuation scheme approved by the New Zealand Fire Service.
It provides either:
• confirmation that building work may be done, subject to the requirements of the Building Consent and provided that all other necessary authorisations have been obtained; or
• notification that building work may not be done because necessary authorisation has been refused, even though a Building Consent may have been issued.
Advantages in obtaining a PIM early
You should get a PIM at the planning stage of a project so you can decide whether your project is feasible and likely to be approved. It will also inform you of other Council approvals you must obtain before starting building work.
Applying for a Building Consent
The Council has 20 working days to decide whether to grant or refuse your application.
A Building Consent can lapse or expire if the work it authorises is not started within 12 months, and completed within 24 calendar months from the date of its issue or with the Council’s discretion. Contact the Council at the earliest to apply for an extension if there are delays in starting or completing your building work within the time frames.
Application Forms and Checklists
Usually a copy of the Certificate of Title (no older than three months) must accompany your Building Consent application.
Using the checklists in the section below, download the relevant application forms for your proposed building work, and send to:
Customer Services
Kapiti Coast District Council
Private Bag 601
PARAPARAUMU
Building Consent and PIM Application Form 256 (6 pages, 938kb)
Building Consent and PIM (Minor Works) Application Form 443 (3 pages, 523kb)
Application for Code Compliance Certificate Form 278 (5 pages, 47b)
Application for Amendment to Building Consent Form 265 (2 pages, 360kb)
Application for Certificate of Acceptance Form 331 (6 pages, 873kb)
Application for a Certificate for Public Use Form 437 (3 pages, 73kb)
Application for Amendment to Compliance Schedule Form 330 (2 pages, 40kb)
Application forms are also available from Council offices and Service Centres.
Checklists to Assist
Use these checklists to help you complete the Building Consent application forms. They also list the documents you will need to supply to the Council.
Single Residential Dwelling and Accessory Building Form 333 (5 pages, 608kb)
Includes new homes, additions and alterations.
Use with the Building Consent and PIM Application Form.
Minor Works Form 336 (2 pages, 453kb)
Includes new fireplaces and minor plumbing and drainage work.
Use with the Building Consent and PIM Application Form.
Multiple Residence, Industrial or Commercial Buildings Form 337 (8 pages, 681kb)
Use with the Building Consent and PIM Application Form.
Project Information Memorandum Form 338 (PIM) (1 page, 340kb)
Use with the Building Consent and PIM Application Form.
Temporary Buildings Form 334 (2 pages, 439kb)
Includes marquees, stages, grandstand seating.
Use with the Building Consent and PIM Application Form.
Signs Form 332 (1 page, 346kb)
Use with the Building Consent and PIM Application Form.
Certificate for Public Use Form 444 (1 page, 18kb)
Use with the Application for a Certificate for Public Use
Certificate of Acceptance Form 335 (1 page, 285kb)
Use with Application for Certificate of Acceptance.
Further Information
More detailed information download:
The Kapiti Coast District Council’s A Guide to Obtaining a Building Consent (31 pages, 343kb)
The Department of Building and Housing’s Guide to applying for a building consent (simple residential buildings) (48 pages, 1.5mb)
For building advice download:
NZ Homeowner’s Building Guide – Greater Wellington Edition (41 pages, 7.8mb)
For sustainable building advice go to our Building webpage
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5. Plans and Specifications
Plans and specifications must be detailed, specific to the project, and clearly demonstrate how compliance with the various clauses of the Building Code will be met in your building project.
Clarity and accuracy of the information you supply is critical and can help to speed processing of your application.
For commercial/industrial and public use building, specific details will be required including details about:
• fire protection
• means of escape from fire
• mechanical services
• compliance schedules.
Generally two copies of all documents are required. Faxed plans are not acceptable.
The Council is now digitally storing all plans and specifications, so you may provide your documentation in digital form which will avoid the digital storage fee.
Guidelines for submitting your plans and specifications such as paper to use, colour, construction drawings, information to be shown, etc, are in the Council’s booklet:
A Guide to Obtaining a Building Consent (31 pages, 343kb)
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6. Producer Statements
A Producer Statement, while not specifically mentioned in the Building Act 2004, can be valuable additional information to assist the Council in determining compliance with the Building Code.
This states that certain work will be carried out in accordance with certain technical specifications and will comply with the Building Code.
A Producer Statement could cover any of the following areas:
• design
• design review
• construction
• construction review.
Producer Statements should be submitted on forms supplied by the professional organisations involved, such as chartered professional engineers. Copies of calculations that form the basis of any Producer Statements must be included.
The Council may accept Producer Statements from approved professionals who can demonstrate they are qualified; have expertise in the specific field; and have a reliable work history. Periodic audits are undertaken to verify the validity of Producer Statements.
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7. Building Consent Fees and Charges
The Council’s Building Consents Fees & Charges 2008 - 2009 (3 pages, 166kb) are calculated on the actual time taken to approve the application, plus the cost of carrying out the estimated number of inspections during construction.
Levies of the Building Research Association of NZ (BRANZ) and the Department of Building & Housing are calculated on the value of your proposed building work and then added to the fee.
This value must be the total of all goods and services to be supplied for the project. It must reflect market value and include site works, plumbing and drainage, and all materials and labour – including recycled materials and ‘DIY’ labour. If the value you state is inconsistent with values submitted for similar work by other applicants, the Council may amend it.
You must submit the appropriate fee, including the levies, with your building consent application.
Additional Charges
The Council will make additional charges for its actual costs where these are more than the estimated fees charged. Additional charges are based on actual time spent on the application and other costs, including additional inspections and administration. These must be paid before Consents or Code Compliance Certificates will be issued.
Additional fees may be payable for a refundable vehicle crossing deposit and some applications may have a refundable damage deposit.
Refunds
Refunds will be made when Council costs have been overestimated or costs have been less than the fee charged.
A damage deposit is usually held in addition to the Building Consent fees. The amount depends on the existence of a vehicle road crossing at the building site, and is refunded on: the satisfactory completion of a new vehicle road crossing; or verification that no damage has occurred to the existing crossing, footpath, kerb or berm, etc, during construction.
All deposits held by the Council will be refunded at the completion of your building project. provided. Current damage deposit rates are shown in the Building Consents Fees (3 pages, 166kb).
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8. Inspections
Inspections made during construction provide the Council with the information to issue a Code Compliance Certificate at the completion of the building project.
Your Building Consent will detail inspections that are required to be carried out during construction.
To arrange these inspections please phone our Call Centre on (04) 296 4700 between 7.30am and 5.30pm, Monday to Friday. Please give as much notice as possible, with a minimum period of 24 hours.
When booking inspections, basic information is required such as:
• type of inspection (foundation, pre-slab, pre-line, etc)
• site address
• Building Consent number
• name of person making booking
• contact phone number
• category of building (if known): 1, 2 or 3 (see consent documents).
More information: A Guide to the Inspection Process (21 pages, 202kb)
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