Your guide to building a better home (PDF, 6.7M - Upper Hutt City ...

Preplanning
YOU NEED TO GET A BUILDING CONSENT BEFORE DOING ALMOST ANY BUILDING
WORK EXCEPT FOR THAT LISTED IN THE SIDEBAR ON PAGE 9. 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 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 of 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
1. Deciding to do something
2. Setting a budget
3. Finding and briefing a designer
4. Finding a builder
5. If you are managing the building project yourself,
then arranging subcontractors and preparing the
Health and Safety Plan (see later)
6. Getting tenders and quotes
7. Revising the budget and/or project scope
8. Applying for building and resource consents
(and PIM if one not already received)
9. Selecting the builder and sudcontractors
10. Construction starts:
- Monitoring progess 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
11. Final stages:
- completion and final inspections for the code
compliance certificate
- retentions and remedial work
- final payment
12. Dealing with problems when things go wrong
13. 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.
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