Building Consents
Building Consent Applications | Application Processing | Amendments | Life of a Building Consent | Cancelling an Application | Notification of Approval | Related Consumer Information
All construction, alteration, demolition and maintenance of new and existing buildings in New Zealand are subject to the processes and regulations set out in:
- Building (Consent Authorities) Amendment Act 2007
- Building Act 2004 and Building Amendment Act 2005
- Building Regulations 1992, including the Building Code
- Building regulations related to the Building Act 2004.
Department of Building & Housing is the Crown agency that manages the building control system throughout New Zealand. Its website details important compliance information and provides helpful services, education and information for anyone involved in building activities.
The Building Act applies only to the physical aspects of building work.
You need to be aware that building consents are subject to other authorisations. All building work must comply with the city or district rules, in this case the bylaws of the District Plan.
Further information related to the District Plan rules Resource Consents can be found in Planning.
Your building work may also be subject to Development Contributions. Further information on Development Contributions can be found by visiting LTCCP 2009-2019.
Building consent applications can be complex. We recommend that you engage a professional to help with design work, drawings, specifications and documentation. Your Yellow Pages is a good place to start in finding professional help and guidance
Every application must be made on the prescribed application form.
The application must be accompanied by an application checklist and supported by all information that is relevant to your building project.
Once you have gathered all the necessary information you can lodge your application to Council.
Applications can be posted, however we recommend personally delivering your application to Horowhenua District Council Office. If there are concerns with your application, having the applicant in person will make the lodgement process quicker and easier.
Your application will then go through our pre-vet check to ensure all the correct information has been supplied. If your application fails the pre-vet it will be declined and your application will be returned with a list of information to be supplied.
Once your application is accepted you will receive written notification and a building consent number. Please have this number ready to reference for all future communications.
Please note: The Building Code is performance based as opposed to the Council's prior building bylaws which were substantially prescriptive. This means we can only review your application for how it meets the performance criteria of the Code. We cannot help (with your design) by prescribing solutions to problems
Your building consent application is drawn from a chronological queue for processing by an officer and if any additional information or clarification is required a “further information request" (FIR) is generated and posted or emailed to the nominated first point of contact.
Some consent work involves specialist disciplines such as civil or structural engineering, hydraulics, mechanical and fire protection engineering. In these cases council staff will assess or occasionally the project may be referred to a consultancy firm charged with establishing compliance.
When you or your agent have satisfied all queries and all documentation has been deemed satisfactory by the responsible officer, your consent will be granted and the Building Consent documents issued.
The Council's copy of your file will remain in the Horowhenua District Council offices until all inspections have been completed and a Code Compliance Certificate has been issued. The file will then be scanned into our document management system and archived.
The Building Act 2004 requires that all work must be done in accordance with the plans and specifications approved in the Building Consent.
If you propose to do any work that differs from your Building Consent plans, you will need to apply to amend your Building Consent.
The amendment application form must be signed by the same person who signed the Building Consent application form, and contain detailed plans showing the proposed changes.
Council Building Officers will then check that the work will comply with the Building Act 2004 and make a decision.
Work on the affected area cannot start, or continue, until we have made a decision on the amendment application.
Further information related to amendments can be found in related documents and amendment application forms are available to download from Application Forms.
A building consent has a life of 12 months from the date of issue.
Work must have commenced within the 12 months or the building consent shall lapse requiring a new application. An application can be made to extend this time frame.
All building work should be completed within two years from the date the building consent was issued. An application may also be made to extend this time frame.
An application can be made to cancel your Building Consent providing that no work has yet commenced.
A reconciliation of fees will be calculated based on actual and reasonable charges that are required to cover the provision of service to-date and if applicable fees will be refunded.
If some work has been completed the Building Consent may be amended to only include the completed work so that subject to inspection the building work can be signed off and Code Compliance issued.
Upon approval of your building consent, you will be notified by telephone that your application has been issued and you will be advised that it is 'ready for uplift'.
Your stamped approved Building Consent can be collected from the Horowhenua District Council office or we will post it to a nominated contact.
Building Consent Process Overview (PDF, 21 KB)
Variations and Amendments to Building Consents (PDF, 30 KB)
Council Officers Pre-vet Checklist (PDF, 40 KB)
Common Reasons for Further Information (PDF, 47 KB)