It became national news when the Dunedin City Council required a tree house to be removed because it did not meet the Building Code.
Essentially the problem was that council staff were
covering their own butts by applying their regulatory powers rather than going
out on a limb and making a common sense decision to apply the exemptions
available in Schedule 1 of the Building Code.
Part 1 of Schedule 1 of the Building Act list those items
that can be done without a building consent. It's a long list with lots
of ifs, buts, and maybes, but here's a rough summary.
The follow work is
exempt:
- General repair,
maintenance, and replacement where the replacement is like-for-like and in
the same position, and where the change does not affect structural
integrity.
- Any work where the local
authority has granted an exemption. More on that later.
- A single-storey detached
building with a floor area no more that 10m2, that does not have a toilet
or cooking facilities.
- Unoccupied detached buildings
that house fixed plant or machinery and are entered only on intermittent
occasions - or is used only by people engaged in building work (e.g. a
builders’ shed).
- Tents, marquees, and
similar lightweight structures no bigger than 100m2 that are up for less
than 1 month.
- Pergolas.
- Awnings no greater than
20m2.
- Enclosing porches and
verandas no greater than 20m2.
- Carports no greater than
20m2.
- Shade sails not
exceeding 50m2.
- Retaining walls less
than 1.5m high (but a consent is required if the ground behind the wall is
expected to carry additional weight, like machinery).
- Fences (excluding
swimming pool fences) and hoardings no higher than 2.5 metres (so the ones
they put really high to avoid graffiti will need a building consent unless
the council grants an exemption),
- Dams (excluding large
dams), pools (excluding swimming pools), and tanks under a certain size
and height.
- Decks, platforms,
bridges, boardwalks, less than 1.5m above ground level.
- Height-restriction
gantries.
- Temporary storage
stacks.
- Private household
playground equipment, providing it is no higher than 3m above ground level
at the highest point.
- Repair or replacement of
an outbuilding not intended for human habitation, providing it is
single story and the footprint remains the same . These include buildings
such as carports, garages, greenhouses, machinery rooms, sheds, private
swimming pools and farm buildings.
- Stand-alone interior
fit-out of commercial buildings.
- Closing in an existing
veranda or patio where the floor area is no more than 5m2.
- Work carried out by
network utility operators or other similar organisations.
- Demolition or removal
work where the building is no more than 3 storeys.
The Department of Building and Housing has produced a very
handy guide which is available from www.dbh.govt.nz
- search for "building-work-consent-not-required-guidance". For
the definitive word have a look at Schedule 1 of the Building Act.
Number 2 on the above list is the one relating to exemptions
granted by a local council. Consenting authorities have wide powers of
discretion to exempt situations where there is uncertainty as to whether a
building consent is required, or where there is no practical benefit in
obtaining a building consent. In general terms, the exemptions are likely to be
for work that complies with the building code and unlikely to endanger people
or pose a threat to any other building.
In 2011 the Ministry for Business, Innovation and Employment
found many councils were not using their exemption powers and they were
concerned that many people were being required to obtain building consents when
they should have been exempted from having to do so. That still seems to be the
case today.
Best practice requires every local authority that acts as an
"independently accredited building control authority" to have
available for members of the public some plain English guidelines that clearly
state what work is exempt from a building consent and how the public are to go
about gaining an exemption. Unfortunately few councils have such guidelines in
place.
Frank
Newman, an investment analyst and former councillor on the Whangarei
District Council, writes a weekly article for Property Plus.
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