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When it comes to building or renovating projects in the Thames-Coromandel and Hauraki Districts, it can be a thrilling experience. It’s a time when ideas, inspiration and excitement run wild, motivation hits an all-time high and people can feel proud about what they’re dreaming up. On the other hand, it can also feel a little bit daunting or overwhelming.
Building or renovating can feel like an emotional rollercoaster with the delight and joy of making small or significant changes, or the stress and doubt that lands when things don’t go to plan.
It’s no surprise one of the best parts of the whole process is seeing the end result.
But in order to see the outcome, we have to go back to the start – that’s where the building consent process comes in.
A building consent is something that is issued by the Council to confirm that a person’s proposed work aligns with the New Zealand Building Code, the Building Act 2004 and associated regulations.
For people in the Hauraki or Thames-Coromandel Districts, there are a few steps they need to consider.
According to the Hauraki District Council website, the building consent process begins with the first stage: planning the project.
The key things for the owner to organise in this part of the process are: setting the budget; understanding the responsibilities of owner, designer and builder; choosing a designer, builder and tradespeople; understanding their land; and also – while it is optional – getting a PIM (project information memorandum).
One piece of advice Hayden Taylor of Taylor Buildcraft likes to give every owner before they begin their build process is about planning.
“Take the time to get the planning right, and always use an LBP [Licensed Building Practitioner],” he told The Profile.
Stage two is the time to gather all the documentation needed for the Building Consent (BC), to check plans and specifications are complete, to complete and submit the application form and documentation, then if it’s needed, apply for a Resource Consent.
Once those boxes are ticked, it’s time to think about stage three – processing the Building Consent. The application is allocated to the Building Officer, and specialist advice can be requested if required. The officer will assess compliance of the application and documentation, and will request more information if needed.
They will also make the call if the Building Consent will be granted and issued.
When the Building Consent approval has been received,
the owner may begin their build. There are lots more pieces of information and steps to consider when starting the building or renovating process, but these are just some things to help you make a start.
People can find out more information about these stages, or the following stages on the Hauraki District Council website: www.hauraki-dc.govt.nz/rules-regulations-licences/building/building-in-hauraki-district. The way Taylor Buildcraft begins a project with an owner is simple.
“We like to start with an on-site chat, getting a feel for what’s important to the client, how they live and what they’re trying to achieve,” Hayden said.
“From there, for smaller projects like decks, kitchen renovations etc, we’ll offer layout or material suggestions.
“If it’s a larger renovation or new build, we work alongside their architect or designer to make sure we’re all on the same page before we break ground,” he said.
According to the Thames-Coromandel District Council website, if people are planning to build or renovate, almost everything they build needs to comply with the requirements of the Building Act 2004, the Building Code, and a number of standards and regulations.
Rules for construction, alteration, demolition and maintenance of new and existing builds are set out in the Building Act 2004, while the Building Code makes sure buildings are healthy, durable and safe for all everyone who may use them.
The Building.govt website states that the building consent authorities (BCAs), usually the council, will assess the plans and specifications to make sure the building work proposed will comply with the Building Code.
A building consent will be issued for the work to proceed by the BCA when they are satisfied. If the work is built in alignment to the consented plans and receives a code compliance certificate, it’s confirmation that the requirements have been met for the Building Code.
For more information,visit: www.building.govt.nz/building-code-compliance.
It is TCDC’s recommendation that the building owner engages with an experienced professional such as an architect or draughtsperson to assist with drawings, design work, specifications and documentation before making a building consent application.
The building owner (or their agent) holds responsibility to make sure that any professionals who conduct the work or offer professional opinions are legally able to within their registration.
For more information on this please see www.buildwaikato.co.nz.
One thing builder Hayden Taylor said he wanted owners to understand about a new build is that “it’s a team effort”.
“The best builds come from strong relationships.
“When there’s clear communication and mutual trust from the outset, it paves the way for a smoother build and better end result.”
When it comes to hurdles in the road, there were a few common mistakes that owners could make which sometimes slowed the project down.
One is holding off on decisions, or making changes once the project is underway, he said.
“It’s completely understandable, and we’ll always accommodate the client, but it does slow things down. The more we can lock in early, the smoother the process will be.”
Another is when the owner calls on their own subcontractors or sources products independently, he said.
“While it can seem like a way to save money, it often leads to delays or quality issues. We work with a trusted team of electricians, plumbers, painters, gib stoppers, who we know will deliver on time and to a high standard, and we rely on proven suppliers to keep things running smoothly.”
Another important aspect of the building process lies in the area of exempted work. While the need for a building consent is generally required prior to any building work commencing, there are times where the work falls under the category of exempted work.
Something that belongs under the banner of exempted work is an example from the Building.govt website, where an owner replaces the old rotten wooden piles under a house in the same positions with new treated timber piles.
This is exempted work as long as the work is not a substantial or complete replacement.
Another example is if an owner was to replace any doors or windows, joinery and glazing included, in the same position as old ones which are not fire rated, with new aluminium doors and windows.
A list of building projects that are exempt can be found in Schedule 1 of the Building Act 2004.
People must get a building consent before the work can begin if they are planning any alteration work, demolition or construction.
Tents, marquees, pools and fireplaces also often need building consent.
For more information about specific types of building projects and their consent requirements, visit the Build Waikato website.
While this only scratches the surface of the building consent process, it highlights some of the early steps many owners can encounter when planning their project.
Those planning to build or renovate can contact their council for full requirements and guidance.
By Davidda Hikatangata
