Removing an internal wall may seem straightforward, especially when it’s not load-bearing. But what’s not visible on site is whether that wall plays a role in the home’s bracing system. In many New Zealand houses, structural stability is hidden behind linings. Without checking the property file, a simple renovation can quietly cross into structural work requiring consent.

Building consent and resource consent serve different purposes. A resource consent determines what is allowed to be built on a site and whether a design fits planning rules and its surroundings. A building consent focuses on how that approved design is constructed, ensuring the work meets the Building Code.

Under the Building Act 2004, councils have 20 working days to process a building consent — but that timeframe does not reflect real calendar time. The statutory clock can stop whenever councils issue a Request for Information (RFI) and only resumes once the information is deemed “received”. In practice, councils determine whether a response is sufficient, meaning the clock may remain paused while further clarification is sought. As a result, consents can take months in real t