Building consents update – September 2025

Building sector reform: what’s coming and what you need to know

The building consenting landscape in Aotearoa is on the cusp of significant transformation. With MBIE rolling out a number of proposals and reforms, industry professionals will need to stay up to date. Here's a snapshot of the most impactful changes the Government has proposed.

Changes to liability settings
The government is proposing a shift from joint and several liability to proportionate liability.   Moving to proportionate liability will mean that parties involved in defective work will only be responsible for covering the costs of their own contribution, rather than the costs incurred by companies or individuals who are responsible for defective work but cannot pay to remedy it.

To support this change, MBIE will investigate a range of supporting mechanisms such as mandatory home warranties with an option for informed opt-out, and a deposit security.

Voluntary consolidation
The Government has announced that it will make it easier for council BCAs to group together to deliver their building consent functions and services, known as voluntary consolidation. To achieve this, the Government will make changes to the Building Act 2004 and associated regulations to remove regulatory barriers and streamline processes, making it easier for Councils to share services or transfer their consenting functions to other BCAs if they choose to do so.

These reforms are expected to be supported by amendments to the Building Act 2004, with a draft bill anticipated in early 2026.

Other updates include...

• Garden shed exemptions
  Work is underway to change the Building Act to make it easier to build a small shed or garage closer to a property boundary, or another building, without a building consent. Currently, a garden shed and any other small structure up to 30 square metres can only be built without building consent if it meets certain criteria, and is not closer than the measure of its own height to any residential building or to any legal boundary. It is expected that by the end of 2025, homeowners will be able to:
  
  a) build a single storey detached building between 10 and 30 square metres in floor area one metre away from any boundary or another building without a building consent.
  
  b) build single storey detached buildings smaller than 10 square metres up to the boundary or another building without building consent.
  
  Until the law changes, detached standalone buildings that don’t meet the current setback requirements will need a building consent.
   

• Granny flats
  Work is underway to enable small standalone dwellings (known as granny flats) to be built without a building consent. Until the law changes, expected to be early 2026, small standalone dwellings still need a building consent.

• Self-certification
  The Government is introducing a self-certification scheme for trusted building professionals. The scheme will be a voluntary initiative through which eligible building companies, plumbers and drainlayers can sign off on their own work on simple homes. 

These proposals signal a significant shift in how New Zealand’s building sector will operate. As these changes continue to unfold it will be essential for all those working within the industry to stay informed.

We are also making proactive changes to improve how we support you. While we await further detail on the Government’s proposals, we’re focusing on strengthening our own systems, enhancing the customer experience, and ensuring our processes remain clear, consistent and responsive.

Changes to documents and our documentation requirements

Your building consent package currently includes two essential documents: the Building consent construction documentation and advice notes and the Estimate of construction inspections.

We have been working to consolidate these documents into a single comprehensive guide. We believe this combined document will serve as a clear roadmap for your project, outlining exactly which documents need to be provided at each stage of the inspection process.

Previously, when these documents were separate, it was often challenging to determine the precise timing for submitting required documentation during the construction process.

A significant number of building inspections fail because the necessary documentation is not available at the time of inspection. This results in re-inspections that delay the overall progress of the project and contributes to longer wait times and costs for inspections than we'd like. By streamlining the documentation requirements and improving clarity, we aim to facilitate timely inspections and help keep your project on schedule.

Submitting your documents in a timely manner has a number of benefits...

• Reduced costs
  Minimising the risk of failed inspections related to missing or incomplete documentation lowers unexpected expenses and avoids costly rework.
• Faster inspection process
  Timely documentation decreases wait times for building inspections, helping to keep your project on schedule.
• Streamlined certification
  In many cases, the Code Compliance Certificate can be issued immediately upon passing the final inspection, accelerating project completion and occupancy.
• Improved communication
  Early and accurate submissions facilitate clearer communications with regulatory bodies, reducing misunderstandings and delays.
• Enhanced project planning
  Reliable documentation enables better coordination among contractors, designers, and inspectors, ensuring smoother project delivery.

Simpler consent applications with OneCost Consenting

A new initiative, OneCost Consenting, is currently in development and is expected to launch before the end of the year. This new pathway is designed to simplify the building consent process for some simple detached dwellings by integrating all key components – the processing of a building consent application, building inspections, and the issuing of the Code Compliance Certificate (CCC) – into one streamlined service, offered for a fixed fee.

OneCost Consenting aims to provide a unified and efficient consenting experience by:

• Consolidating the end-to-end process into a single, cohesive workflow.
• Issuing of the CCC immediately following a passed final inspection, in most cases.
• Targeting a 10-day processing timeframe for eligible applications.
• Fixed fee for the end-to-end process.

This new model will deliver a more consistent, predictable, and timely outcome for customers, reducing complexity and improving transparency.

We will begin by trialing OneCost Consenting with a small group of applicants before gradually expanding access to those who meet the eligibility criteria.

We will share more information, including how to participate, as we move closer to the launch.

Update to our Requests for Information (RFI) process

We’re making some improvements to our current Requests for Information (RFI) process to help speed up the assessment of building consent applications and ensure they’re granted and issued as quickly as possible for our customers.

From Saturday 1 November, we’ll be working more proactively on applications and increasing communication with our applicants. This means we’ll be following up more regularly to ensure all requested information is submitted and reviewed within agreed timeframes. These changes will support more efficient decision-making and better outcomes for everyone involved.

You may notice a change in our RFI correspondence from this date. 

Please remember that we’re here to help – our processing team is always happy to assist if you have any questions or need support!

Producing high-quality site reports and PS4s

Last year we highlighted the importance of ‘quality site reports’ from engineers and the reasons for these after Engineering New Zealand issued a practice advisory jointly with ACE New Zealand and CEAS in November 2024 to address common concerns. A subsequent practice advisory was issued in August 2025, and while we acknowledge that most construction monitoring records are providing a clear picture, we thought it timely to revisit the topic.  

Clear reasons for high-quality site reports
Under section 94(1) of the Building Act 2004, the regulator needs to be satisfied “on reasonable grounds” that the work completed complies with the consent information. 

Typically, additional assurance is sought for more complex areas of work, confirming that it has been appropriately checked, accepted, and recorded by competent professionals. That assurance means providing the construction monitoring schedule, along with the construction monitoring reports for each item (including photos).

In addition, it is important that Council staff are made aware of instructions, remediations or variations from the consent. This allows them to be recorded, and staff to direct those involved to relevant processes that need to be followed.

Engineering New Zealand has a lot of useful information:

• Construction monitoring service guidelines 2014
• Construction monitoring site advice guidelines 2021 (available to members only)
• Construction monitoring site visit record template and example

Double-check key information in construction monitoring site reports
Council inspections may not be approved until all necessary and adequate construction monitoring reports are provided. 

Most reports are hitting the mark, however some are still missing key information or detail, including:

• Printed name of the attending engineer(s), along with the date and time.
• The building consent number, including any amendments or approved minor variations.
• Specific reference to the consented version of the design, including revision and date.
• Comments relating to prior construction monitoring requirements.
• A clear description of the critical construction elements observed, with confirmation the construction has been completed in accordance with the approved building consent.
• Adequate photographic evidence clearly showing key features, measurements, and/or critical construction elements, along with comments explaining how the design assumptions were verified.
• A clear concluding statement, confirming  the engineer’s satisfaction with the observed construction, or clear instructions on necessary remedial works, along with expected evidence to verify the completion of the remedial works.

Second practice advisory on PS4s
In August 2025, Engineering New Zealand, ACE New Zealand, and CEAS issued a joint practice advisory addressing concerns over modified PS4 forms being included in Code Compliance Certificate applications. The advisory responds to the issue of engineers striking out the clause “We have sighted the Building Consents and the conditions attached to them” on PS4 forms, and clarifies expectations and professional standards.

Modifying PS4 statements undermines professional accountability, regulatory confidence, and consistency in the building consent process. The practice advisory firmly states that PS4 forms must not be modified, as any modifications to the standard wording compromise the integrity of the statement and will be rejected by BCAs and other practitioners who wish to rely on the PS4.

Key professional expectations for engineers outlined in the practice advisory include:

• Engineers must sight the actual building consent document and its conditions before commencing construction monitoring. 
• The Chartered Professional Engineer (CPEng) signing the PS4 must be satisfied that they, and anyone undertaking construction monitoring on their behalf, have the necessary competency to do so and have reviewed the consent conditions relevant to their practice area.
• Engineers undertaking construction monitoring must understand the design intent of the construction work, especially if they are from a different firm to the original design firm.

The practice advisory also clarifies that modifying PS4s does not mitigate professional or legal risk. Misinterpretations stemming from the recent Bella Vista legal case have led to confusion, but the PS4’s purpose remains to confirm compliance with the building consent, as the building consent should be the document that shows compliance with the building code.

BCAs are advised not to accept PS4s that have been modified from the standard template and may advise Engineering New Zealand and ACE New Zealand of the situation.

Engineers who carry out construction monitoring without having sighted the issued consent run the risk of condoning unconsented work, an offence under the Building Act.

View the two practice advisories relating to PS4s here.

Making changes to the consented design
It is critical that changes to the consented documents are approved by the Council before building work continues. An application for an amendment or minor variation needs to be made for all changes, except very minor changes that can be approved by the building inspector. Please note that an approval from an engineer to proceed is not approval from the Council.

Three reminders for our drainlayers

Before our drainage inspector arrives onsite, please ensure;

• All drainage pipework is exposed (also applies to below slabs).
• That it is under test.
• Coloured PVC primer has been used.

If it’s backfilled, we can’t inspect it – and that can lead to delays or compliance issues.

Case management and relationships

Our dedicated team of case managers is here to support you from concept to completion. Whether you're navigating the consents process or exploring development opportunities, we aim to make your journey as smooth and straightforward as possible.

With a single point of contact, we ensure your questions, feedback, and concerns are addressed promptly. We’ll connect you with the right people at the right time to keep your project moving forward.

If you own land and are unsure of your next steps, we can offer practical advice and ideas to help you make informed decisions. To learn more about how we can help, please contact:

Jo Anderson
Team Leader Case Management and Relationships
jo.anderson@ccc.govt.nz
021 103 7105
DDI: 03 941 6434

Reminders on changes to building code compliance pathway

Schedule method to be removed from H1 insulation compliance pathways
By the end of 2025, the schedule method will be removed from the H1 acceptable solutions and verification methods for energy efficiency as a way to demonstrate compliance. This is because the method does not consider what insulation levels are most appropriate and cost-effective for a particular building.  

This is one of several simple changes aimed at optimising H1 to:

• better balance upfront building costs and longer-term benefits, and
• improve consistency and certainty of compliance and consenting.

Once the updated acceptable solutions and verification methods are published, designers will have 12 months to adjust to the changes.

Read more about the removal of the schedule method.

Building product specifications published
The first version of the Building Product Specifications and new editions of 16 acceptable solution and verification method documents have been published by MBIE.

This first edition of the Building Product Specifications contains specifications and standards for building products that are already known and used in the industry (such as windows, timber and cladding). 

Its purpose is to:

• Provide more choice of building products for use in building code compliant work.
• Incorporate a wider range of New Zealand and international standards into building compliance pathways (acceptable solutions and verification methods).
• Make it easier and faster to add, update and modify building product standards in the building code system.

Read more about the published building product specifications.

Building code system review
Reviews of the building code system, including updates to acceptable solutions and verification methods, will take place every three years. The next review is due in 2028.

This should give the sector more certainty and helps with planning, especially when changes may increase costs.

• More regular updates will be made to the Building Product Specifications to provide a greater choice of building products rather than changing requirements.
• Out-of-cycle changes will be made when needed (e.g. to respond to safety issues).

Building code changes already under way will continue as planned, and include:

• Changes to H1 Energy efficiency settings.
• Reviewing fire safety requirements.
• Improving access to overseas building products.

Development contributions

The 2025 Development Contribution Policy was adopted by the Council's Finance and Performance Committee in August. The policy came into effect on Monday 15 September 2025.

The policy enables the Council to recoup some of the costs of providing growth infrastructure. All building, resource consent, and certificate of acceptance applications as well as service connection requests are assessed to determine whether the development puts additional demand on Council infrastructure. 

The charges are calculated based on Household Unit Equivalents (HUEs), with per-HUE charges varying by location, activity (infrastructure) and development type.

Charges have risen across most areas of the district in the new policy, due to increased infrastructure costs and slower growth projections compared to the previous (2021) policy. The charges are more closely aligned with pre-2021 development contributions charges.

The policy also contains a number of changes to the way in which development contributions are assessed:

• Small unit adjustment: One-habitable room (bedroom) residential units will be assessed at 0.6 HUE for all activities.
• Large unit adjustment: Residential units with seven or more habitable rooms will be assessed at 1.4 HUE for all activities except for stormwater, which will continue to be assessed at 1.0 HUE.
• Existing demand credits: Existing demand credits expire 20 years after a site last exerts demand on Council infrastructure. The Council also agreed to provide developments assessed under a previous policy the benefit of this extension, provided a s224c certificate (subdivision) or code compliance certificate (building consent) has not yet been issued
• Developer provided stormwater infrastructure: In instances where developers provide stormwater infrastructure, a special assessment will be done only when the demand on Council’s stormwater network is reduced by more than half assumed demand. 
• Multi-unit adjustment for stormwater: For developments containing two or more attached residential units, the stormwater activity will be assessed using the standard HUE multiplier for that residential unit type. If the assessment results in impervious surface area that is more than double the area of the development site, the development site will instead be assessed as though it is 100% impervious.
• Fee for development contributions assessments: At the time of invoicing, a fee to cover some of the cost for the Council to administer the development contribution assessment will be invoiced alongside the development contribution requirement. The development contribution assessment fee is $100 (including GST) and is set out in the Council’s schedule of fees and charges.
• Development contributions rebate scheme: Alongside the adoption of the policy, the Council also agreed to a new rebate scheme for residential developments of at least six storeys within the central city. The scheme supports the Council’s desire to increase the number of central city residents.  No development contributions will be payable for these developments.

Dates to keep in mind

• 25 September 2025
  Electricians with current practising licences intending to work on grid-tied PV systems must now have additional endorsement for mains parallel generation systems. This requirement extends to electrical inspectors. 
• 1 May 2026
  The new lead in plumbing product provisions in Acceptable Solution G12/AS1 become effective.

Any questions? Get in touch, we are here to help!

For more information on Building Consents, head to our website or email DutyBCO@ccc.govt.nz or call 941 8999.