Home › Your Property › Building › Building Frequently Asked Questions

Building Frequently Asked Questions

FAQsAcceptable and alternative solutions

What are acceptable and alternative solutions?

The New Zealand Building Code has 35 clauses defining the performance standards that buildings must meet.  Associated with each clause is a compliance document containing step by step building methods called Acceptable Solutions and Verification Methods that can be used to ensure compliance with the Building Code. If other building methods are used, these must meet the performance standards of the Building Code.

These other methods are known as Alternative Solutions.  If alternative solutions are to be used in a building project, these must be declared in the Building Consent application form and sufficient information provided to show how they will be used.  The Building Officer can then examine these alternative solutions and determine whether or not they will meet the requirements of the Building Code.  For further information, refer to the Department of Building and Housing website.

Amendments to the building consent

What if I want to change my plans after I have been issued a building consent?

You will need to submit the altered plans to Council for assessment using either the:

  • Building Consent Amendment Application (PDF 50kB) (DOC 970kB)
  • Building Consent Application Pack (PDF 1MB) (DOC 970kB)

More information on amendments:

Balustrades and hand rails

What height does my balustrade need to be, and at what height do I need to install one?

A balustrade needs to be 1 metre high for residential dwellings and 1.1 metres high for commercial properties and multi-unit dwellings.  A balustrade must be installed on all decks, balconies and edges of internal floors (e.g.: mezzanines) above 1 metre in height.  The balustrade must not be climbable and must comply with Clause F4 (Safety from Falling) of the Building Code (available free on DBH website).

Boundaries

How close can I build to my boundary?

It depends. Contact the duty Planning Officer for this information.

I can't find my boundary pegs.  What should I do?

The position of boundary pegs is shown on the survey plan that created your property.  If they can't be found, you will need to get a surveyor to locate your boundary pegs or re-survey your boundary.  Council can not do this, nor can we recommend companies.  Look in the Yellow Pages for a list of surveyors.

Why do boundary/surveyor pegs need to be visible on the site?

The pegs need to be visible on site when the Building Officer does the siting and foundation inspection.  This is necessary so we can ensure that a building is being positioned within the boundary with the correct setbacks / measurements as in the approved building consent documentation.

BRANZ appraisal certificates

BRANZ appraisals are independent assessments of building products, materials, systems or methods of design or construction.  Products are assessed for Building Code compliance and their suitability for the job intended.

  • BRANZ

Building consents

Do I need a building consent?

The general rule of thumb is “yes, you do”.

There are some exemptions from the requirements to have a building consent.  You should bring your proposed plans to our Customer Service Centre and the duty Building Officer will determine whether or not the work you are planning is exempt.

Schedule 1 of the Building Act lists work that does not require a building consent.

Building without a consent

Can I get a retrospective building consent for work done without consent?

No. The Building Act 2004 allows for any person to apply for a ‘Certificate of Acceptance’ for any work that has been completed without a building consent.  However a COA is only applicable to work carried out after the commencement of the Building Act 1991 (1 July 1992).  A ‘Certificate of Acceptance’ must be applied for on the appropriate form:

For any work completed without a building consent and prior to 1 July 1992, there is no process available through Council for acceptance or qualification of this work.  Where such building work is the subject of a condition for a building report in a sale and purchase agreement, you will need to obtain the services of a qualified person from the private sector to confirm the building work is safe and sound.

If you build without a building consent you may face prosecution or an Infringement Notice may be issued as this is a breach of the Building Act; you may also have trouble selling the building or obtaining insurance.  If the building is damaged or destroyed because of a fault occurring in the unauthorised work, an insurance company could legally refuse to compensate you.

Council is bound by the Building Act 2004 and has a role to ensure the health and safety of the public, with regard to buildings, is always maintained.  If you are aware of a situation that you believe compromises the health and safety of building users, you need to refer the matter to Council at the earliest date.

More information on building without consent:

Certificate of Acceptance

See above - 'Building without a consent'

More information on Certificates of Acceptance:

Code Compliance Certificate

What is the Code Compliance Certificate?

The Code Compliance Certificate confirms that the work has met the requirements of the Building Code 2004 and has been built in accordance with the approved plans.

What do I need to have finished before I get my CCC?

All service areas need to be finished, ground levels need to be finished, all exterior levels need to be finished.  Officers need to be given all Producer Statements and as laid drainage plans, all exterior areas need to be painted.  The building has to be finished to a habitable standard.  If you have any other questions, contact the duty Building Officer.

I have had a final inspection and I needed to get some things done.  I have now finished the work required but some time has passed; can I get another inspection?

Yes, but depending on the length of time that has passed as to what will need to happen.  The inspection may need to be a full inspection, not just a recall for the items that needed correcting, as the building needs to meet current standards and not just what needed to be finished five years ago, for example.

More information on CCCs:

Compliance Schedules

What is a Compliance Schedule?

A Compliance Schedule lists the inspection, maintenance and reporting procedures for systems within a building such as lifts, automatic sprinklers, automatic doors, air conditioning and fire alarms.  This is only required if you need a Building Warrant of Fitness for a commercial building, residential building or a cable car.

More information on Compliance Schedules:

Decks

How high can I build my deck before I need a building consent?

You need a building consent if the deck is more than 1 metre above the ground or the fall is more than 1 metre.

At what height do I need to install a balustrade/hand rail?

A balustrade needs to be 1 metre high for residential dwellings and 1.1 metres high for commercial properties and multi-unit dwellings.  A balustrade must be installed on all decks, balconies and edges of internal floors (e.g.: mezzanines) above 1 metre in height. 

The balustrade must not be climbable and must comply with Clause F4 (Safety from Falling) of the Building Code (available free on DBH website).

What treatment rating should timber piles for my deck be?

All timber in contact with the ground needs to be H5 treated (50 year durability requirement of the New Zealand Building Code).  This includes house piles, veranda and deck posts that are embedded in concrete, or posts for carports.  Refer to the NZS3602.2003 Standard for more information.

For a copy of the Standard, please contact Standards New Zealand.

Documents for building consent

What documents do I need to provide for a building consent application?

You will need the application form and those documents requested in the form; also read the guidelines and checklists. 

More information on building consent documents:

Drainage

See below - ‘Plumbing and Drainage’

Earthquake Prone Buildings

For information on earthquake prone buildings:

Fireplaces

What are the national environmental standards for wood burner fire place units?

"After 1st September 2005, all woodburners installed on properties less than 2 hectares must have a discharge of less than 1.5 grams of particles for each kilogram of dry wood burnt, and a thermal efficiency of at least 65 per cent" (quote from Ministry for the Environment).  The national environmental standards are regulations issued under Sections 43 and 44 of the Resource Management Act 1991 and apply nationally.

This means that each regional, city or district Council must enforce the same standard.  For more information and a list of models that meet these requirements, refer to the Ministry for the Environment website:

Note: If your property is in the Hastings Air Shed, Hawke's Bay Regional Council’s more stringent rules will apply.

Do I need a building consent to replace an existing fire place?

Yes, Council may also need to do inspections on any new fire place to check that it meets the Building Code and is safe.

Can I install a second hand fire place?

No, the condition of the existing firebox cannot be guaranteed and it may not meet emission standards.

How high does the chimney/flue need to be?

No matter which type of flue system is used, the height is critical to achieve the correct draught (see figures below). If a flue system is built and installed to the proper height, it will normally prevent down draught problems during windy weather and eliminate smoke spillage problems due to lack of draught.

The following figures from AS/NZS2918:2001 specify the following requirements:

  • If the centre of the flue passes through the roof within 3.0 metres of the ridgeline, the flue height must not be less than O.6 metre above the ridgeline.
  • If the centre of the flue passes through the roof further than 3.0 metres away from the ridgeline, then the flue height must be a minimum of 1.0 metre above the roof, or until above a height measured 3.0 metres horizontally back to the roof slope.
  • If the centre of the flue passes through the roof within 3.0 metres of another nearby structure (or part of), then the flue height must be extended until above a height measured 3.0 metres horizontally back to the nearby structure roof slope.

AS/NZS 2918:2001

AS/NZS 2918:2001 - FIGURE 4.9 MINIMUM HEIGHT OF FLUE SYSTEM EXIT

More information on fireplaces:

Food premises

If you are planning to open a food business, you need to be aware that the premises must meet the requirements of the regulations with respect to:

For more information, read the following document:

Garages

What do I have to do to change my garage into a sleepout?

This represents a change of use therefore will require a building consent in order to meet the requirements of the Building Code in relation to habitable buildings.  It will need to meet requirements of structure, fire safety, insulation, moisture control, lighting and ventilation along with any other Building Code requirements.

Resource consent may also be required. Talk with our duty Building and Planning Officers about what you plan to do and what will be required of you.

Garden sheds

How big can I build my shed before a building consent is required?

Up to 10 square metres.

How close can my shed be to the boundary or other buildings?

The shed must be no closer to the boundary or other buildings than its height (i.e.: if the shed is two metres high, it must be two metres from the boundary).

Ground levels

What height can I have my ground levels or paving stones in relation to the floor level of my building?

This depends on the type of cladding.  If the cladding is brick veneer then the floor level must be 150 mm above unlandscaped ground or 100 mm above paving stones/concrete.  If any other sort of cladding is used, then the floor level must be 225 mm above unlandscaped ground or 150 mm above paving stones/concrete.

Do I need to have my ground levels established before I get my CCC?

Yes, we need to see the ground levels in relation to the building.

House size

How do I find out the size of my house?

This may be able to be obtained from the Customer Support Officers of the Resource Management Department.

Inspections

What inspections do I need?

Look at the conditions of the consent and it will have a list of all inspections that are needed.

I missed my inspection, what do I do?

Book another appointment - Ph 871 5137.  You may have to pay extra for the additional appointment.  Do not continue any further work until Council has passed your inspection.

More information on Inspections:

Leaky buildings/weathertightness

How You Can Assist with Leaky Home Enquiries?

If you have questions about weather-tight (leaky home) issues, please get in touch with the Department of Building and Housing’s Contact Centre (contact details below).  One of the department’s advisors will discuss the situation with you and assist in determining whether the criteria to lodge an application with the department are met.

To bring a claim under the Weathertight Homes Resolution Service (WHRS) Act 2006, the following criteria must be met:

  • The claim must be brought by the owner(s) of the house;
  • The house must be used principally for residential purposes;
  • The house must have been built or altered within the 10 years immediately preceding the date of lodging the claim;
  • The house must be or have been leaking (water is entering the house from the outside) AND
  • The house must be damaged as a result of the leaks.

There are 3 types of application forms (stand-alone, stand-alone complex, and multi-unit complex). The department's advisors are able to assist potential claimants with determining which application form is required depending on the type of property.

The WHRS Act is administered by two government agencies, the Department of Building and Housing and the Weathertight Homes Tribunal (provided by the Ministry Of Justice).

The Department of Building and Housing receives the claim applications and if the above criteria are met, the Department provides owners of leaky homes with a low-cost assessment of the weathertightness problems, as well as an estimated cost to repair it.

The Department also provides advice and access to dispute resolution services. Claimants are encouraged to repair their property if possible before filing for adjudication with the judicially independent Weathertight Homes Tribunal.

You can contact the Weather-tight Services in the following ways:
Phone: 0800 324 477
Fax: 0800 116 189
Email: info@dbh.govt.nz
Website: www.dbh.govt.nz/weathertightness-index

Post:
Weathertight Services
Department of Building and Housing
Level 6, 86 Customhouse Quay
PO Box 10-729
Wellington

Where can I find more information about leaky buildings / weathertightness?

LIMs

What does a LIM cover?

It contains information relating to a property.  It enables you to check that all of the buildings and structures on a property are approved and identifies potential hazards.  It will also identify existing consents on the property.

How long does it take to have a LIM prepared?

Up to 10 working days.

Can I obtain a LIM urgently?

Council do not offer an urgent LIM service, however we do endeavour to meet customer’s deadlines.

What is the cost of a LIM?

Deposit of $200.00 plus additional charges may be payable depending on time spent on processing.

What information do I need to apply for a LIM?

  • A completed application form.
  • A $200 deposit.
  • A historical Certificate of Title (Council can obtain this for you at a fee of $15).

More information on LIMs:

Lodging a consent application

What fees will I have to pay?

A deposit is not required when lodging a consent application, however the consent must be paid in full before the consent will be issued.  The cost of the invoice covers actual processing, levies, estimated inspections etc.

Do I need to book in to see a Building Officer to lodge a building consent application?

Not necessarily, although Council encourages you to do so. ‘Plansmart’ is the first part of the building consent process and involves a review of the consent against the completed Plansmart checklist to ensure all the information required with the application has been supplied.

A Plansmart assessment is compulsory for all consents except for a few exceptions (solid fuel heaters, solar heaters and demolitions).  The process can be carried out as either a pre-arranged face to face meeting with a Senior Building Officer, or as a desktop review (for those received by post, for example).  In both cases, the following are assessed:

  • The application form and Plansmart checklist are reviewed to ensure they have been completed.
  • The plans, specifications and any other details are checked against the checklist to ensure all required information is present.  Please Note: this is not a check for compliance and more information may be requested once the technical processing commences.

If, after the Plansmart process, it is found that information is missing, this will be noted on the checklist and the whole consent will be returned to you.  Once you receive the outstanding information, the consent can again be submitted through Plansmart and if everything is found to be satisfactory, it can be lodged. 

The aim of Plansmart is to avoid delays and extra cost to the applicant.

To arrange an appointment, call us on 06 871 5137.  Please allow one hour for the meeting.

More information on lodging a consent application:

PDF documents

Many of the application forms on this site are in PDF format. To open these documents you need a PDF viewer program or plugin for your web browser. There are a number of such programs available online - two popular options are listed below

If you need to email drawings to Council, we prefer a multi-page PDF document.

Plansmart meeting

What is a Plansmart meeting and why do I need one?

See above – ‘Lodging a consent application’

Plumbing and Drainage

Why do I have to stipulate what plumbing system is to be used?

There are many plumbing/drainage systems that can be used.  The main ones are G12/G13 then AS/NZS 3500.2.  These systems should not be combined as they are designed to be stand alone systems.  They have very different falls/gradients and venting requirements.  It is absolutely vital that a system should be chosen prior to design of the plumbing/drainage system, so that the system can then be reviewed by Council.

Can I use a soak hole for my storm water drainage?

In an urban area that has a Council storm water system available, you would normally be required to discharge to this.  If you have a large enough property and soakage tests reveal the soils are suitable, a soak hole is permissible.  It must be designed and sized correctly to comply with the Building Code.

Do I have to use a registered plumber/drainlayer?

Yes, if the fixture of a pipe is connected to sewer/wastepipe etc.  The only exception is an outside hose tap as it has no waste pipe connected to it.

Who can do a percolation test and size a soak hole?

A registered drainlayer or hydraulic engineer.

Why do I need to provide a drainage longitudinal/isometric plan?

So it can be easily assessed that the required falls/gradients will be achieved for that particular drainage/plumbing system.  You need to confirm the invert levels from the proposed connection point to Council’s service, or from the proposed connection to existing drainage.

Pools

Does my swimming pool or portable pool need to be fenced?

If your pool is able to hold a depth of 400 mm or more, you will require a building consent for a pool fence.

Do I need building consent for my swimming pool or portable pool?

Yes.

Do I need to get a building consent for my portable spa pool?

Yes.

Does a spa pool cover count as a fence?

No, some other Councils do accept them as a suitable replacement for a fence, but Hastings District Council believes that a small child could get under a pool cover.

Does a solid lockable spa pool cover count as a fence?

No, some other Councils do accept them as a suitable replacement for a fence, but Hastings District Council believes that a small child could unlock the cover and gain access to the pool.

What height does a swimming pool fence have to be?

A swimming pool fence must be 1.2 metres above ground level; gates or hinged doors must have a self closing device, with a latch 1.5 metres above the ground; the gate must open away from the pool.

More information on pool fencing:

Relocatable or removal homes

If you are thinking about moving a new or second hand house onto a section you need to involve the Building and Planning teams at Council right from the start.  The house will need to be inspected to see if it meets Council requirements and to ensure it is structurally sound.

More information on relocatable or removal homes:

Resource consents

What is it and when do I need it?

If you plan to build or use your land in a way that does not fit with the District Plan, you will need to apply for permission to do so. This is ‘resource consent’.  If it is not granted, you will have to change your plans to comply with the District Plan. 

Retaining walls

What height can I build my retaining wall?

You can build a retaining wall without a building consent so long as it is no higher than 1.5 metres and carries no surcharge (e.g.: a driveway).  It must still comply with the Building Code.

Smoke alarms

What are the required specifications for residential smoke alarms and where should they be located?

Approved smoke detectors with hush buttons are to be installed in or within 3 metres of each sleeping space and in the escape routes on all levels within the household unit.  Council strongly recommend photo-electric smoke alarms fitted with five year lithium batteries.

Solar water heating

Do I need a building consent for installing solar water (hot water)?

Yes.

Storage - Containers

Can I put a container on my section for storage?

Not without a building consent.  Please contact our duty Building Officer to discuss requirements.

Subdivisions

If I sub-divide my section, how big does the new lot need to be?

This depends on the zoning, so contact our duty Planning Officer at Council for more information.

Surveyor pegs

Why do boundary/surveyor pegs need to be visible on the site?

The pegs need to be visible on site when the Building Officer does the siting and foundation inspection.  This is necessary so we can ensure that a building is being positioned within the boundary with the correct setbacks / measurements as in the approved building consent documentation.

Timber treatment

When should I use treated timber?  Are some types of treatment better than others?

Different structures or parts of a building require minimum timber treatments dependent on its use.  It must meet the durability requirements of the Building Code.  For more information, refer to the following links:

Toilets

How many toilets per person are required in a commercial or residential property - including accessible toilets?
This is dependant on the number of patrons.  See NZBC G1 - table 1 on the DBH web site:

Vehicle crossing application

If you need to put in a vehicle crossing, fill in an application form.

  • Vehicle Crossing application form (coming soon)

For more information on:

  • Rural or urban entranceways

Water connections

Who do I see about connecting/disconnecting to the water mains?

Check out the information provided in the Water Supply section


newzealand.govt.nz - connecting you to New Zealand central & local government services Drupal Hastings District Council, Private Bag 9002, Hastings 4156, New Zealand | Ph +64 06 871 5000 | Fax +64 06 871 5100
Contact Us | Terms of Use | Accessibility information | Login