If an approved plan showing the work cannot be found in the Council Site file, there is no proof that Council has approved the work, thus the works are likely to have been completed without a Permit or Consent. A Building Consent cannot be issued retrospectively, be must proven to be acceptable by the Council by one of two methods:

1.     Safe and Sanitary Report

Only applies to work prior to July 1992. This report must be prepared by an experienced consultant to ensure that the property is in a ‘Safe and Sanitary’ condition. If the council accepts the safe and sanitary report the report will be held on the property’s file and will show on the LIM. The report may identify remedial work needed to bring the structure up to the required standards. A building consent may be required for any remedial work.

2.     Certificate of Acceptance

An application to council that provides a limited assurance in that the council has inspected unauthorised, completed building work and found no obvious defects or departures from the Building Code. The council will assess your application and, if it is satisfied the building work complies with the building code will issue a certificate. You will need to provide evidence of how the work complies with the building code, including those parts of the work that the council cannot inspect. This is covered in a detailed written report describing construction methods and materials used and the overall condition of the works and address whether the works were in compliance with the relevant Standards applying at the time of construction. An engineer may be required to verify or provide calculations for structural elements. In addition to the report, plans and specifications must be prepared which detail the works and the construction methods used.

Do I need a Resource Consent?                    

Regardless when the work was constructed, if the unapproved work does not meet the planning development controls relevant to your property or a resource consent was needed, then you will need to apply for a retrospective Resource Consent. This Resource Consent application will require an Assessment of Effects on the Environment, outlining how much the infringements to the District Plan rules will affect the neighbourhood and natural environment, and describe what measures are used to mitigate these affects. In addition, plans that show; site boundaries, trees with their drip lines, building coverage calculations, with elevations required to show the boundary height controls and infringements.

Often this can be one of the most cost effective ways of adding value to your property if you are preparing it for sale. These days convenience is a real asset and a home with plenty of dry parking and storage has become very valuable. If you are tackling it yourself get us on site for some advice.

Sometimes the garage refit can be the beginning of great things, many home businesses operate from Permitshop renovations to Garages and Sleepouts.

If you need some idea check out some of the examples from our portfolio.

Council compliance for businesses from Cafe fit-out consents to Resource Consents for change of use.

Compliance for your operation. Resource Consents for discharge, Industrial Trade Practice.

QUALITY CONSENT DOCUMENTS
Gone are the good old days when you could present a hand draw sketch of your plan for approval. Plans must now demonstrate compliance with the New Zealand Building Code, and your Council development controls. Permitshop plans and support documents provide the required level of clear concise detail, to assist your local Council to process your application as fast as possible.

• Pre Purchase Inspections & Reports
• Pre Sale Inspections & Reports
• Moisture / Cladding Assessments & Reports
• Safe and Sanitary Inspections & Reports
• Unauthorised Works Inspections & Reports
• Certificate of Acceptance Inspections & Reports
• House Relocation Inspections & Reports
• Compliance Reviews, LIM Report Issues and Building Dispute Advice
• Council Liability Reports (with regards to leaking buildings)
• Condition Assessments and Reports