The Building newsletter is a great way to keep up-to date with what's happening in the building control unit at Council. It also provides a quick overview of any significant changes in legislation affecting the industry.
These services and information are specific to building within the Rotorua district.
What is a building consent?
A building consent is the formal approval issued by a Building Consent Authority (BCA) that ensures certain works meet the requirements of the New Zealand Building Act, Building Regulations and Building Code. You cannot undertake any building work that requires a building consent without this approval. Most building work requires a building consent but some minor work is exempt under the Act.
It is important to get good advice before deciding that building work is covered by the exemptions set out in the Building Act. If you are unable to determine whether the building work you wish to undertake is exempt, book an appointment to speak with one of our building officers.
How long does it take to get a building consent?
The building consent processing time depends on the complexity of your project and whether or not you have provided us with sufficient information. All building consents must be approved within 20 working days of being formally received. However if information is found to be lacking the time clock is stopped and not restarted until the information that has been requested, is provided.
Governments guidance when applying for building consent
The building owner is legally obliged to ensure that
all necessary inspections, maintenance and reporting are done
the building is maintained in safe and sanitary condition at all times
the compliance schedule is readily available for inspection by authorised persons
a building warrant of fitness is signed and displayed.
Tenants and the owner
The building owner's responsibilities are clear whether or not the building is tenanted by others. The owner, however, can delegate those responsibilities to an employee or to someone else under a contract or a lease. Tenants could be liable where they breach the Building Act 2004.
People employed by the owner
In most instances the owner will engage specialists such as architects, engineers, design draughting agencies, builders, plumbers and electricians for the design and construction of all or part of proposed building work. For compliance schedule procedures, typical specialists can be building maintenance companies, lift engineers and electricians who are approved by the council as independent qualified persons (IQPs).
The owner can choose who to employ to do the work or give advice. If the Act is breached, the owner is likely to be fully liable, but agents of the owner do not necessarily escape liability.
Appointments and vetting appointments
When you are ready to lodge or have an enquiry about your building project, you can book an appointment with the relevant people concerning your project. We can then can check you have given us everything we need to process your application before you lodge it, which will help make the building consent process quicker for you. To ensure appointment availability you can use the online building application vetting appointment form or phone Council for an appointment on 07 348 4199.
Note: A Lodgement deposit must be submitted with your Building Consent.
Vetting appointment times are:
Monday to Friday:
8 - 10am
10.30am - 12pm
1 - 2.45pm
3 - 4pm
We recommend that you or your designer lodge your application in person and deliver to, 1061 Haupapa Street, Rotorua or post to Rotorua Lakes Council, PO Box 3029, Rotorua Mail Centre, Rotorua 3046
Building Inspections: The role of Council's building inspectors, Council building officers and building certifiers check for compliance with the building code and consented documents. This is about safeguarding health and safety.
The Building Act 2004 is not concerned with the appearance of completed building work, contractual matters between the owner and building, or protecting capital investment.
Inspections only cover finish and quality when code compliance may be affected.
What Council will check when inspecting building work
Your building consent when approved will include as a condition, a list of inspections that must be called for as building work progresses.
The following suite of inspection checklists are used by Council when undertaking nominated inspections on site.
We recommend that you reference the relevant checklist and check that the work undertaken meets compliance prior to arranging an inspection.
Please remember that Council will be checking that building work is completed in accordance with your building consent.
Checklists are amended as a result of legislative changes or continuous improvement, therefore it is important that you reference this web site to obtain the latest versions.
Inspections are undertaken between 8.00am - 12.00pm and again between 1.45 to 4.30pm week days.
A customer has a right to appeal or to complain about any building control function the building consent authority undertakes; and have this heard & be properly managed. Complaints provide feedback about service experience & give us the opportunity to improve our performance. You can make a complaint in person; however it must be accompanied in writing. Complaints not made in writing or made anonymously will not be actioned.
All complainants will be responded to in timely manner.
Complaints or Appeals should be addressed to:
Manager Building Services Rotorua Lakes Council Private Bag 3029 Rotorua