Project Overview - Your responsibilities as the Homeowner
You can apply yourself, but your application must comply with the Building Code and you must provide all the necessary documentation – and there’s a lot!
However, your architect/designer or builder can do this on your behalf, and they’ve probably put a few applications in which will mean they know all the items needed.
Important Information: if you don’t start work within 12 months the building consent will lapse, (or other time limit specified by the Building Consents Authority (BCA), usually a Council). You can ask for more time, however.
Also note – YOU are responsible for making sure you have a Code Compliance Certificate (CCC). Make sure your builder is available for any remedial work that may need doing if your CCC is rejected – otherwise you won’t get it and it could cause problems in the future.
Stages in a building project
Deciding to do something
Setting a budget
Finding and briefing a designer
Finding a builder
If you are managing the building project yourself, then arranging subcontractors and preparing the Health and Safety Plan
Getting tenders and quotes
Revising the budget and/or project scope
Applying for building and resource consents (and PIM if one not already received)
Selecting the builder and subcontractors
Construction starts:
- Monitoring progress and work
- Making progress payments – perhaps as milestone payments or monthly payments; note that funds can be retained until work completed is done to a satisfactory level
- Negotiating and/or approving variations to structure or materials
- Building inspections by the Building Consent Authority (BCA) inspectors
Final stages:
- completion and final inspections for the code compliance certificate
- retentions and remedial work
- final payment
Dealing with problems when things go wrong.
Landscaping.
Note: These steps may happen concurrently or in a slightly different order.
Your responsibilities - checklist
It is recommended that you have active involvement during construction.
Before work begins:
- Make sure resource consent (if required) and building consent has been issued and
- Make sure that you understand all the documentation – have the architect or builder explain the plans and specifications to you and make sure you are happy with the design, changes during construction are likely to be costly.
- Talk to a lawyer about the contract.
- Ensure that the site is cleared and ready for the builder to start work.
- Make sure your builder has unhindered access to the site.
While work is in progress:
- Develop a good working relationship with your builder. If you have any concerns about the work, discuss them right away.
- Keep changes to a minimum and instruct your builder in writing about all variations to the specified work and ensure you get a written costing. Be aware any changes you make may mean you have to amend your building consent.
- Choose materials and finishes carefully and approve them before use.
- If you are responsible for choosing the appliances and any other materials or fittings and fixtures, make sure they are already bought when the builder reaches that stage.
- Keep to the payments schedule and pay promptly.
- Ensure Architect or architectural designer is involved throughout.
When the work is complete:
- Report any urgent defects to your builder promptly and in writing.
- List any non-urgent defects for your builder to correct at an agreed time.
- Often some funds are retained until work is completed satisfactorily but only with the understanding and agreement of the project manager as agreed in the contract
- Settle the final account promptly.
- It is your responsibility to apply for a Code Compliance Certificate when the building work is complete.