Steps to building The process of planning and building a new home, or carrying out major renovations, can be very daunting. That’s why we’ve put together this informative guide to help you understand the various steps along the way and the decisions you need to make. Below is a handy checklist you can use to make sure you’re ticking the right boxes at every step. If you need more explanation, simply turn to the appropriate section using the page number reference provided.

Your handy checklist STEP 1 - The section

STEP 2 - Design brief

Do your homework before you buy!

Time spent now will save you money and headaches later.

Check boundary pegs correspond to survey plans Check services (water, power, phone) are connected up to boundary

Select registered architect, architectural designer or draughtsperson Be clear in your own mind what you want

Check ease of site access

Establish conditions of engagement

Check for building covenants (restrictions)

Commission initial concept designs

Check property file at local council

Apply for Project Information Memorandum (PIM) at local council

Get LIM (Land Information Memorandum) report from local council

Like to know more? See page 5.

Check district scheme at local council for info on zoning, site restrictions etc Soil tests required? Like to know more? See page 4.

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STEP 3 - Building fundamentals

STEP 9 - All systems GO

These are what make your home warm, quiet, comfortable and a sound investment.

There are a few critical boxes to tick at this step.

Choose cladding

Apply for building consent before starting work

Choose roofing

Establish building contract with your designer, project manager or builder

Choose insulation

Agree on construction timetable

Choose windows

Like to know more? See page 8.

Choose interior linings Like to know more? See page 6.

STEP 10 - Building shell

STEP 4 - Revising the design

Once excavations and foundations are completed things can happen pretty quickly.

It’s rare for a designer to come back with exactly what you want first time. Make necessary revisions Progress to final concept plans Like to know more? See page 6.

sTEP 5 - Fixtures & fittings Now it’s time to make some decisions on things like benchtops, bathroom vanities, tapware and electrical fittings. Develop full schedule of materials to get accurate quote Be mindful of your original budget Like to know more? See page 6.

Ensure any changes or substitutions are necessary & cost Check if they require new or amended building consent Like to know more? See page 8.

STEP 11 - Interior lining and fit-out This is when it all starts to come together. Insist on GIB® Plasterboard for walls and ceilings Use green GIB Aqualine® in bathrooms, ensuites and laundry Interior cabinetry installed Painting and tiling completed Plumbing & electrical fit-out completed

STEP 6 - Final plans You’re happy with the concept plans. Now it’s time to prepare final plans and working drawings. Be certain about materials & specifications Like to know more? See page 7.

STEP 7 - Contractors & quotes There are two ways of costing your project.

Organise floor coverings, window treatments etc Like to know more? See page 9.

STEP 12 - Final checks Some last things to consider before moving in. Final check by designer and/or project manager Code of Compliance Certificate issued by local council Like to know more? See page 9.

Employ quantity surveyor Seek tenders from contractors Like to know more? See page 7.

STEP 8 - Reality check The costings have come in and you may need to revise plans for budgetary reasons. Identify where cost overruns are Discuss with designer or quantity surveyor where cost reductions can be made Like to know more? See page 8.

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Building options There are three common ways of building a new home: Group housing company. • Offers a variety of standard house designs at fixed contract prices. • Often provides house and land packages, and can help with finance. • Many allow minor adjustments to standard plans to let you add your own touch.

Design & build companies. • Allows you to work directly with a builder who can arrange a fixed price for designing and building the home to your brief.

Custom design. • Allows you to design your home from scratch. • Gives you more freedom to include the special details and features that are important to you. • Choose between a registered architect, an architectural designer, or an architectural draughtsperson. • The actual building process can be handled in three different ways: - Labour Only Contract – where you control the project yourself, supervise from start to finish, purchase the materials and organise tradespeople. This is not recommended unless you have extensive previous experience in building. - Employ a project manager to run the contract on your behalf – in some cases this could be the person who designed your home. - Put the project out to tender to a builder – will give you a completion date, and a total costs including materials, sub-contractors, full site supervision and co-ordination.

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Step 1 The section Do your homework before you buy! Building covenants, zoning, land contours, soil stability, protected trees … there are a vast array of issues relating to a section that may affect or restrict the type of home you can build. • Boundary pegs – make sure you find them all and that they correspond with what’s shown on the survey plans. If you have any doubt, get a surveyor to confirm the boundaries. • Services (water, power and phone) – some sections will have them right up to the boundary, others won’t. Check out the proximity of services and the cost of getting them ‘on site’.

• Building covenants – it’s not uncommon for developers to place covenants on sections which stipulate that the building must be completed within a specified time, or to a particular size or standard. Many other restrictions could apply. • Property file – locate it at your local council. If you’re renovating an existing home this contains information on previous building work associated with your home.

• Access – a long driveway or difficult access for machinery can make a huge difference to the overall building cost.

Some frequently asked questions. What’s a LIM?

Does the section require surveying?

A LIM (Land Information Memorandum) from the council provides important information about the property such as legal description, storm water and drainage, special land features i.e. flooding, erosion, conservation or heritage protections, any orders or notices about rates, government valuations and consents.

If the site isn’t flat and there are no surveyed plans available you’ll need to get a surveyor to plot the land contours. If you’re planning to build close to the boundary, the placement of foundations will need to be plotted by a registered surveyor and the height of the building in relation to the boundary will require confirmation. Height to boundary regulations are designed to ensure that a building will not cast shadows or adversely affect the daylight available to neighbouring properties.

Will I need a resource consent? In most cases no. But to be sure, your should research the local district scheme that is available at the planning department of the relevant council. This will provide information on zoning, site restrictions, landscaping, car parking, access and any protected trees or neighbours’ rights.

Do I require soil tests? If the section is steep or complex in nature, or you anticipate a reasonable amount of excavation or retaining, you may need to engage a geotechnical engineer to test for soil stability, soakage etc.

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Step 2 Design brief If you’ve decided to have your new home custom designed from scratch, you’ve got three options: 1. Registered architect – member of the NZIA (New Zealand Institute of Architects). You can contact them to understand the standards and expectations of being a member. Fees for a registered architect generally range between 10%-15% of the construction value of the house.

• Build to your lifestyle – a good designer will want to get into your head and ask questions about your lifestyle plans so these can be accommodated most effectively. Do you have children? Are you planning to have children? Do you like entertaining? Do you often have guests to stay?

2. Architectural designer – member of the ADNZ (Architectural Designers NZ). Their fees generally range from 5% -15% of the construction costs depending on their level of expertise and scope of work.

• Consider environmental factors – do you or your family have any special health needs? Take advantage of the sunlight, minimise noise. Think carefully about energy efficiency – gas or electricity?



Both registered architects and architectural designers will be able to design your home from the concept drawing stage right through to providing finished drawings, and may offer to supervise the project until completion.

3. Draughtsperson – do not design but simply draw the final plans and details for construction. Fees for this service generally range around 5% of the construction costs, but again it depends on the complexity of the design and quality of information provided.

In all cases, before deciding on a designer or architect ask for some examples of their work and seek testimonials from previous clients.

Be clear what you want. • Establish a budget – you may wish to speak to a valuer to get some broad idea on what other properties in the area are worth. Most builders or designers should be able to give you an idea of current rates for building costs. With this information you can make reasonable judgements on what you can spend and what the property will ultimately be worth. • Reason for building – is this project a lifestyle choice or are you out to make a short-term capital gain? • Style choices – if you’re clear on the style you want then provide photographs or cut-outs from magazines to clearly convey your ideas. This is also helpful if you don’t know what different styles are called but know what catches your eye.

Establish the ground rules. Keep in mind that designers sell their time, knowledge and experience in the same way as lawyers and accountants. This is why it is important for you to have a clear idea of your needs, likes and dislikes. Make sure you and the designer understand the scope of work they’re about to undertake, i.e. what’s included and what’s not. This is generally called ‘conditions of engagement’.

Concept design. • Initial design sketches – these are used to establish the direction of the design and to identify any potential issues with planning. There are limits to how much land on a property can be occupied by a dwelling. Other issues include access for vehicles, turning circles, provision for courtyards, disposal of stormwater etc. • Apply for a PIM (Project Information Memorandum) from the council – this is required by law under the Building Act and must accompany every building consent application. Usually the designer will handle this for you if they are lodging the consent on your behalf. A PIM can only be applied for once you have initial sketches. A PIM is more comprehensive than a LIM and will provide additional information such as storm water and drainage disposal.

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Step 3 Building fundamentals Choose your cladding, roofing, building wraps, insulation, windows and interior linings wisely. These are the fundamentals that make your home warm, dry, quiet and comfortable and a sound durable investment. • Changing your mind about materials once a building consent is granted may result in increased cost. After initial discussions with your designer you’ll come to some basic decisions regarding materials. As you enter the next phase of the design process you’ll need to firm up on these as it’ll have a great bearing on cost.

• Don’t forget the after-build costs. Once a house is built there are still many other costs associated with floor covering, window treatments, furnishings and landscaping. To help with these decisions you can employ an Interior Designer – contact the Design Institute of New Zealand for a member in your area.

• It’s more than just the overall appearance. Most people generally think only in terms of the initial appearance of a home and focus on exterior cladding and the roof. You’ll need to look beyond this and make decisions about windows, doors, kitchen/bathroom cabinetry, plumbing and electrical fittings. Be prepared for a myriad of decisions!

Step 4 Revising the design It’s rare for a designer to come back with exactly what you want first time. • Usually you’ll want to make some revisions. The next step is to develop concept plans in a clear design direction.

• While final concept plans are not sufficient to build from, they’re suitable for construction costs and checking that the design is on budget.

• Seeing is believing. Often you’ll be much clearer on exactly what you want after seeing the plans and will be able to give better guidance for the designer. The design is then progressed to the ‘developed design’ phase which is where more detail is incorporated into the plans.

• It’s important to stay in close contact with your designer through the whole process. If you have concerns, raise them as they occur as leaving them will only cost you more in the long term.

Step 5 Fixtures & fittings Now it’s time to make some definitive decisions on internal fittings, fixtures, kitchen top, bathroom vanities, stove, taps and electrical fittings. • Develop a full schedule of materials in order to get an accurate quote.

• Keep the big picture in sight and be mindful of the original budget you set.



This is where the project budget can easily go off the rails. It’s common to get carried away with the excitement and want to include the best of everything.





The more accurate the specification, the more accurate the quotes will be.

The specifications of your home are required by the designer to be included in the final plans and documentation, so detailing can be completed and the building consent incorporated.

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Step 6 Final plans After lots of discussion and revisions, you’re happy with the concept plans. Now it’s time to prepare final plans and working drawings. • Final plans are generated from the concept plans and are used for quoting final costs, submitting to council for building consent and are used by contractors to construct the building. They accompany all documentation and detailing from specialist consultants such as engineers and surveyors.

• It’s important that decisions regarding materials and specifications are firm, as changing your mind once a building consent is granted will most likely delay the project and result in additional costs.

Step 7 Contractors & quotes There are two ways of costing your project: 1. Employ a quantity surveyor at the beginning of the project – this enables accurate budgeting which is monitored as the project evolves and provides you with a benchmark to evaluate costings as they come in. It also provides a level of security that nothing has been missed in the tender process.

project in the hands of a builder who’s prepared to give you a total cost which covers everything including materials, subcontrators and full site supervision and co-ordination. This way is good if you want to distance yourself from the day-to-day hassles related to building projects and just get an all-up cost with definitive completion date.

2. Seek tenders from at least three contractors – if the prices from all three are similar, there’s a good chance they’ll be realistic and accurate. If they’re vastly different you’ll have to establish what that means, e.g. did the low one miss something?

Unless you’re a skilled building professional with lots of time to dedicate to the project our advice is to employ a professional project manager. The small cost will be more than compensated for by the huge gains in organisation, scheduling, quality control and peace of mind.

Do you appoint a project manager to oversee the whole process?

Selecting a builder with a proven track record is important.

This depends on how you decide to run the project. If you run a labour only contract, this requires you to act as project supervisor for the entire process, including organising your own builder, sub-contractors and purchase materials!

Registered Master Builders and Registered Certified Builders are trade professionals who have met criteria to become members of these associations. These builders can offer you guarantees that provide you with reassurance about the quality of their workmanship.

If you choose to manage the project by yourself then you carry the full responsibility and liability for the performance of all trade and compliance with Building Regulations. The alternative is to employ an experienced project manager to oversee the process on your behalf. Or you can put the

Note: As from 1st March 2012, Restricted Building Work (RBW) must be carried out, or supervised, by a Licenced Building Practitioner (LBP). For more detailed information, visit the Department of Building and Housing website (www.builditright.govt.nz).

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Step 8 Reality check When the prices come in they’re sometimes higher than what you orginally budgeted. You’ll need to think carefully about how you can change things to reduce costs. This will involve going back to your designer or quantity surveyor to identify where the cost overruns are and discuss how to trim them back.

Be warned:

Once a building consent is granted, any changes to the items specified on the consent may require you to re-submit amended plans and specifications to the council. This could delay your project and result in additional costs. Make sure you are clear on what you want before your consent is lodged.

Step 9 All systems GO • Now it’s time to apply for your building consent – it’s the owner’s responsibility to ensure that building consent is applied for and granted before building work takes place and that the house is built in accordance to the specification on the plans. Once a building contract is signed, and you have a building consent, the project can start straight away (your consent will lapse if you don’t start work within 12 months).

You must not start work before obtaining a building consent, if you do not comply you will be committing an offence under the Buildings Act and will be liable for a substantial fine.



Consents should be processed within 20 days however if the documents you submit do not include sufficient

details, the building authority can request further information resulting in delays. Any amendments to the drawings or specifications made after lodging the consent must be notified to the council. If notified while the consent is still being processed there may be no additional fee. If the changes are made after consent then an amendment to the consent needs to be lodged and will incurr a fee. Contact your local council for further details. • Establish a building contract with your designer, project manager or builder under their governing body – this will reduce your risk should things go wrong and provide a base to which you can seek arbitration should disputes arise and reach a stalemate.

Step 10 Building shell Once excavations and foundations are completed things can happen pretty quickly. Most builders nowadays order framing in pre-built sections and put them together on site. Next the roof goes on, windows are fitted and the exterior cladding is fixed. Plumbing, electrical, wiring, insulation and doors are installed. The building is now at ‘lock up’ stage.

Make sure any substituted product is equivalent in quality to what was originally specified. Your contract with the builder should include a term that forbids making changes to the building without your written instruction. The golden rule is discuss any changes you are thinking about with your consent authority before any changes take place.

Substitution and variations During the building process, you or your builder may wish to change something or make a substitution because a certain brand of a product is not available. Talk to your designer, project manager or builder to help decide if the variation is really necessary and how much it’ll cost. Some changes will require you to apply for a new or amended building consent. This will delay and incur costs for your project.

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Step 11 Interior lining and fit-out • The interior is lined with GIB® Plasterboard. The various types of plasterboard have different coloured face papers so you can tell the right board has been used in the right area, e.g. green GIB Aqualine® in bathrooms, ensuites and laundry.

• Interior cabinetry such as vanities, kitchen and laundry is installed, followed by tiling in appropriate areas and painting. Final plumbing and electrical fit-out is completed and the home is now ready for floor coverings, window treatments etc.

Step 12 Final checks Your designer and/or project manager checks that everything has been done satisfactorily. If there are any defects, the project manager arranges to have them rectified. Regular inspections, substitutions and variations. A certified building inspector carries out a number of inspections throughout the construction process to ensure work is carried out in accordance with the Building Code and the building consent issued.

If any variations or substitutions are made to your plans and specifications once a building consent has been granted, you may need to re-apply to the council to amend the consent before work can commence.

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