What is a building consent?

A building consent is a legal written authority document, which is approved by your Local Council, to carry out construction work at a particular site. The work needs to comply with the Building Code and be completed in line with the plans and specifications submitted with the building consent application.
Ask residential builders auckland for details.

Why do I need a building consent?

You are required under the Building Act 2004 to carry out construction work with a building consent.  However, there are minor building works that do not require a building consent. Carrying out building work without permission is illegal, so you need to have a building consent from Council to avoid legal complications and possibly voiding insurance policies.

How long does it take to get a building consent?

The time required to get a building consent depends on the complexity of your building work and whether or not you have provided the Council with the necessary information. The statutory time frame for processing building consents is 20 working days. The processing of building consents involves several aspects such as planning, designing, engineering, plumbing, etc. So be aware that the clock may stop on more than one occasion if the Council request further information about your project.

Don’t all builders have the same skills and qualifications?

No, not all builders have the same qualifications in the industry. Check to see if they are part of the Certified Builders of New Zealand (CBNZ) or Registered Master Builders Federation (RMBF). Please note that if they are not, it does not necessarily mean they are poor builders. They could be excellent builders who are not members of either organisation. Also check what guarantees, if any, are offered with the job and are they prepared to make time to come back to do any work that is unsatisfactory. Haven Residential Ltd are Qualified Builders and members of the Master Builders Federation - so you can trust us to build your home to the highest quality standards.

At what stage do I get a builder in for my project?

Typically builders will talk to you once plans and designs are finalised. However, at Haven Residential we prefer to talk with you about your project before any plans are drawn up, so we can save you time and money. We will help guide you through your entire new home or renovation project process, and we mean it! We can help you pre-plan, plan, design, select products, build, and manage your project.

What exactly do I need to discuss with my builder or architectural designer about my project?

Everything you want in your renovation project! It’s that easy.
The clearer you are about what you want, the easier the process will be for your builder and architectural designer. This provides a starting point to create and build your dream home the way you want. We listen to exactly what you want and can give you expert advice on what is achievable not only for the site but also for your budget.

What are the warranties?

These warranties apply to all contracts for building work involving household units, whether written or verbal. They also apply to the sale of one or more household units by a residential property developer. It is not possible to contract out of them.

Warranties include:

• The building work will be done properly, proficiently, and in agreement with the plans and specifications.
• All the materials used will be suitable and, unless otherwise stated in the contract, new.
• The building work will be consistent with the Building Act and the Building Code.
• The construction work will be carried out with reasonable care and skill and completed within the time stated, or a reasonable time if no time is specified.
• The household unit will be suitable for occupation at the end of the work.
• If the contract states any particular outcome and the owner relies on the skill and judgment of the contractor to achieve it, the building labour and the materials will be fit for purpose and be of nature and quality suitable to achieve that result.
• We also offer the 10 Year Masterbuild Guarantee.

When can I start the work?

Once plans are drawn and submitted to council, we then gain the necessary building consents needed for your project. Now we can start building your dream home.

What happens when changes to the plans or specified materials have to be made once work has started?

Changes made by the builder.

In the specifications, there will be detailed instructions about what products the builder is to install. Sometimes the builder or one of the subcontractors may have to make a substitution because that brand wasn’t available when needed. You will want at least the equivalent in quality to be installed. In your contract with the builder, you should have conditions that prohibit the builder making any variations or alterations to the contract without your consent or direct written instruction. Be aware that a modification to the building consent may be required.

When you ask for changes.

During the construction process, you might change your mind about something in the renovation plan. Talk to your designer, project manager or builder to help decide if the variation is necessary and how much it will cost. It could require a new or rewritten building consent, or it could turn out that it can’t be done anyway – it may be too far into the construction process to start moving walls or inserting soundproofing products between floors. But you won’t know unless you ask, and let them justify to you why it cannot be done.

Try to avoid these as much as possible as changes are likely to cost you more money and time.

How do I keep my project within budget?

The recommended way to keep your project within budget is to enter into a Full Contract agreement with your builder, where there is a written set price – and it is the responsibility of the builder to keep within the budget. However there may be issues that arise that are not part of the contract which will require the contract to be amended.

Do I get a guarantee?

All buildings get a standard comprehensive 10 Year Building Workmanship and Warranty. As Haven Residential is part of the Master Builders Federation of NZ, we offer you a 10 Year Masterbuild Guarantee when undertaking to build a new home or renovation. If a contract is not completed for some reason, Master builders Federation will encourage the builder to remedy the problem and, if necessary, appoint another Master Builder to do so, and the written guarantee will cover or contribute significantly to the cost.

How do I pay my builder?

When building progress starts there is a deposit paid to the builder. The balance of funds are advanced by progress payments to your builder at certain stages of construction. This ensures that you are only paying your builder for the work they have done at that time of the project stage. If your bank has special conditions around the release of funds, ensure you let your builder know so this does not hold up your project.
Ask residential builders auckland for details.