When undertaking a housing project, whether it be a Relocation, New Build or Renovation, it’s likely you will need a consent somewhere along the way. These consents are used to monitor and approve any work that falls under the Building Code or the Resource Management Act. However, the submission, review, and approval processes for these consents can vary between councils and may be confusing for many people.
Fortunately, our Design and Operations team has extensive experience and knowledge in supporting the preparation, submission, and approval of Consents. They are familiar with the process followed by each individual council, understand what documentation is required, and are aware of common watch-outs that need to be considered.
Below are some of their valuable insights on the consent process.
1. What are the different types of consents?
There are two main types of consents:
- Building Consents – These are required for any restricted building work as defined by the Building Code and residential work that requires sign-off by a Licensed Building Practitioner.
- Resource Consents – These are managed by the Resource Management Act and relate to any changes in Land Use as defined by the local council’s district plan.
When considering whether you need to file for a consent, it is advisable to speak with a Planner or Building Control Officer at your local council. They can help you understand the rules as set by that council and how they apply to your specific project and site.
For instance:
- A Building Consent may be required for renovations on an existing dwelling.
- A Resource Consent may be necessary for Permitted, Controlled, and Discretionary activities within the local plan. Understanding the type of activity your project falls under is crucial in determining whether you need a consent sign-off.
It’s worth noting that the way different councils manage these activities may vary, so it’s important to check for each individual project.
2. What is required to submit a Consent?
Once you have determined that a consent is required, you can begin preparing the necessary documents for submission. Depending on the type of consent and the issuing council, you may need some or all of the following support documents:
- Full set of working drawings
- Material specifications
- Foundation designs
- Structural Engineering designs
- Septic Design
- Confirmation of Council connections
- Topographical survey
- Geo-technical report
- Second-hand building report
- Asbestos report and management plan
- Stormwater design plan
- Windzone testing
There may also be other documents or plans required depending on the specific project.
3. How much time do I need to allocate to prepare my submission?
We recommend allowing 12 weeks to prepare your submission and mitigate any roadblocks. Preparing a Consent Application that contains all the necessary information and correct supporting documentation when first submitted is crucial to keep your project on track. Otherwise, you risk the chance of the consent being delayed or rejected. To ensure you have everything you need, it’s important to consider the time it can take to prepare your supporting documents.
For instance, a Geo-technical report is often required for Building Consents and can take 4-6 weeks to prepare. Once received, your Geo-tech may indicate the need for the design to be Structurally Engineered, which can take another 4-6 weeks to prepare. These steps need to be completed before submitting a consent, so it’s advisable to allow up to 12 weeks to prepare your submission.
When the background preparation is complete, you are ready to submit your consent to council. Having the support of a specialist consents agent such as The Relocatable Home Co. can increase your chances of a prompt approval. We have the knowledge and contacts to quickly and professionally prepare and submit your consent.
4. Once submitted, how long will my consent take to be approved?
The Relocatable Home Co. advises customers to allow 6 weeks for the full approval process to occur. While each council has its own timeline, the general rule of thumb for processing a consent is a minimum of 20 working days (4 weeks). However, these 20 working days will be paused if a request for further information (RFI) is issued. Once approved, there is often an administration requirement of 1 – 2 days to lodge the consent in the councils records and issue an invoice. Therefore, it is best to err on the side of caution and allow a buffer of 2 weeks.
If you choose to submit the consent yourself, you will be the first point of call for Council should any queries or issues arise with the submission. If they require clarification or further information, the process will be put on hold, and it will only begin again once the required information is accepted by council.
If you are needing the support of an external party to update drawings or plans, you will also need to organise this and resubmit the updated documents yourself. Without being the Agent, external parties are unable to work directly with council to rectify issues, meaning more legwork for you as the original submitter of the consent.
To ensure a successful consent outcome, you can engage The Relocatable Home Co. team as your consents agent for a small fee. They take responsibility for ensuring a successful consent outcome.
5. Do consents for Relocatable Houses differ to New Build or Renovation Consents?
Councils have a responsibility to ensure the safety of building and construction works occurring within their region. Each consent submission is looked at based on the realities of that project. A Pre-loved or secondhand house will find itself in a completely new environment from where it was originally built. Councils need to consider not only the structural integrity of the new site but also of the house itself. This includes any changes needing to be made to the house at its new location, including foundation supports, re-joining of parts, re-erection of the roof structure, new cladding, etc.
Many councils see the benefits of secondhand housing as a cost-effective way for people to get onto the property ladder. As such, they often try to improve their approach to it. But it also means that the bar can shift from time to time, so it pays to be aware of the council’s current stance on pre-loved homes.
In summary, obtaining consents is an important aspect of any housing project. While the process can be daunting, working with an experienced team like ours can help simplify the process and ensure a successful outcome.