This page contains information on building inspections, building location certificate requirements, how to apply for an extension of time to start work, how to book an inspection and our charges, as well as how to withdraw a building consent if you no longer wish to do the work.
Building inspections
Booking times for a building inspection is currently around 5 days.
Our building inspection system allows for:
- Email notifications to be sent confirming the booking time and a text or email reminder an hour before the appointment.
- Inspection records to be emailed, rather than giving out paper records.
- Inspectors to take photos and link them to the inspection record.
- Notices to fix for non-compliant building work to be issued on site and emailed to the owner and the persons responsible for the non-compliance.
Starting work
You can start building once you have your building consent, any other required consents or approvals and have agreed contracts with your building professionals. Guidance on how to build to your consent is available on the MBIE website.
A list of required inspections (and advisory notes and conditions if applicable) is attached to your issued building consent. Important milestones/check points might be indicated (particularly for commercial projects) and in some cases work may not be able to proceed until the inspection is passed (or verification is received and accepted by the inspector). This ensures failed items are followed up and remedied in a timely way without impacting on the final stages of the project.
It is important you read and understand all these consent or inspection requirements prior to commencing work. If you do not understand any requirement imposed, please contact us.
Check there are no resource management issues outstanding before work commences. In some circumstances a building consent may be issued with a “Section 37” certificate (external link, new window). This certificate prohibits work commencing and inspections being booked until resource consent issues have been resolved.
Restricted building work - Use this online form (new window) to advise us of the licensed building practitioner/s (LBP's) engaged to carry out or supervise restricted building work (before work commences, and if not already stated in the application). The online form can also be used if the LBP changes during the course of the building work.
Building location certificate (or siting certificate) - Every building consent for a new structure needs to have the location and finished floor level confirmed. How confirmation is achieved will vary depending on the complexity of the work, location, planning rules and methods available to confirm location. More information can be found here Building Location Certificate Guidance.
Dunedin City Council building inspectors will be entering the site to carry out inspections. For health and safety reasons we require property owners or their agents to notify us if any part of the site is contaminated with potentially hazardous substances. Substances may include but are not limited to asbestos or contamination caused by the manufacture of illegal drugs. If we haven't already been notified, please call our Inspections Team on 03 477 4000.
If you need to amend your approved building consent, please refer to the Making changes to a building consent page (new window).
Don't let your building consent lapse
Work must start on your project within 12 months of the consent issue date, or the consent will automatically lapse. If there is no record of work commencing within 11 months from the issue date, a letter will be sent requesting you to either inform us that work has started or apply for an extension of time. Our policy allows for one 9-month extension to start work.
We strongly encourage you to respond to this letter. The building consent will lapse at the end of the 12-month period if work has not begun or when the extension of time (if granted) expires.
If your building consent lapses, you will need to reapply for a new consent to proceed with your project. Consent fees will apply.
Apply for an extension of time
An extension of time can be applied for if you are unable to commence work 12 months from the issue date of the building consent or request a code compliance certificate two years after the building consent was granted.
Request an extension of time online: Extension of time request form
Once your request has been processed, we will let you know our decision.
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How can I withdraw my building consent?
Where the consent has been issued, and you no longer wish to carry out the building work notify us in writing:
- By email: inspections@dcc.govt.nz
- By post: Building Services, Dunedin City Council, PO Box 5045, Dunedin 9054
- In person: Building Services Enquiries Desk, Ground Floor, Civic Centre, 50 The Octagon, Dunedin.
The consent will be lapsed as per section 52 of the Building Act 2004.
You may be eligible to receive a refund of unused inspection fees. Please include verification of your bank account details with the notification (refer to the Inspection Refunds section below).
After the consent has lapsed, if you wish to proceed with the building work a new building consent application will need to be applied for.
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What do I need to know about building inspections?
We estimate the number of inspections required to the best of our ability, but ultimately as we are not involved with the building design or construction planning the number can be questioned in some instances. We recommend applicants and designers discuss inspection requirements with their builder and make the number known when lodging the building consent application.
At various stages during construction, you will need to arrange inspections to verify that the building work complies with the conditions of the building consent and building code. A person over the age of 18 must be present at the time of the site visit.
Inspections are project specific and identified during the processing stage. A list of required inspections is included with your issued building consent and you need to book these as each stage of the work is being completed. It is possible that further inspections are necessary depending on the nature of the work.
Important milestones/check points might be indicated on the list of required inspections (particularly for commercial projects) and in some cases work may not be able to proceed until the inspection is passed (or verification is received and accepted by the inspector).
It is important to have all approved documentation on-site for the inspector to refer to during the inspection. This includes, the building consent (Form 5), project information memorandum and approved amendments, and any attachments, such as the specified system list and site inspection record. An inspection will not proceed if these are not available. Building consent documentation issued to you electronically must be printed in a size suitable for viewing.
To avoid delays on-site make sure you book inspections in advance. Inspection spaces at times can be fully booked by up to 3-6 days.
Access must be provided to all the areas that are to be inspected. Ladders that are provided by the owner/agent should comply with relevant New Zealand Standards.
There are a range of standard inspections undertaken during the course of construction. Some of the more common ones are explained below:
Type of inspection Description Foundations Foundations are inspected prior to the concrete being installed. We check; the foundation trench and reinforcing steel are installed in accordance with the building consent, and ground bearing.
The siting of the building will also be checked. Some building consents require a building location certificate (BLC) provided from a licenced surveyor.
A BLC could also be requested by our inspector if deemed necessary (e.g. site boundary is unclear).
Floor slab Floor slabs are inspected prior to pouring of concrete. We confirm the construction of the slab is in accordance with the approved building consent, including polythene, tailings, load-bearing points, waste pipes and thickness etc. Basement tanking A shower tanking inspection is carried out after the waterproofing or tanking product is installed (prior to installing the tiles). We look at the slope to the floor and the product is installed to the manufacturer's specifications. Half high brick At this inspection we check the installation of the cladding part way through the process. Items such as cavity, vermin control, timber treatment, fixing of the cladding, window support etc. will be looked at. Bracing Location of hold-downs, element locations length and type is checked at this inspection. A post line inspection is required once the wall linings and fixings have been installed.
Water-proof membrane A water-proof membrane inspection is required to be carried out prior to the tiles being installed in all wet areas. We check the product has been installed in accordance with the manufacturer's installation instructions.
Pre-line This inspection is carried out prior to lining the building. We check framing, insulation, plumbing, air seals, roof and truss framing and all fixings. Cladding The installation of the cladding, parapets, paint systems, sealants, scribers, facings and flashings are checked during this inspection. Heating appliance We recommend having your heating appliance inspected and passed before the heating appliance is used (otherwise this might affect your insurance). The heating appliance and flue system must be fully installed prior to the inspection.
The inspector will check to make sure the correct make and model has been installed and the installation complies with the approved building consent and manufacturers installation instructions. Smoke detectors are checked during this inspection.
Drainage The drainage inspection is required prior to drains being back filled. We inspect the drainage line, level and gradient, drain size, bedding and lateral connections and outfall. The licenced drainlayer must have the drain on test by the time the inspector arrives on site.
What happens at a site inspection?
The DCC building inspector will verify that the building work has been completed in accordance with the building consent documents. At the end of each inspection the outcome is recorded on the inspection report and a copy provided to the on-site contact. The inspector may take photos of the work inspected.
If the inspection outcome is recorded as failed, the work that is required to be rectified will be recorded on the inspection report. The inspector will also explain what is required to be rectified and any conditions in regards to continuing work. In most cases a re-inspection will need to be booked, and this may incur additional charges. An amendment to the building consent may be required. If the work is not remedied to the satisfaction of the inspector a notice to fix may be issued.
Any inspection documentation you need to provide to Council (energy works certificates, records of work, producer statements, specified system forms) can be submitted using the Submit documents requested at site inspection online form.
Tip: Before uploading the document check you are submitting the correct and final version (submitting duplicate documents will incur a processing fee).
If you need to amend your approved building consent, please refer to the Making changes to a building consent page (new window).
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Why would additional inspection charges occur?
Additional inspection charges may be incurred if:
- the estimated number of inspections did not cover the number
of inspections undertaken (due to the nature of the work) - additional time is required to carry out the inspection (outside
the allocated time) - an assessment of inspection related documentation is needed
(includes handling duplicated documents) - there is an amendment or minor variation to the building consent
- the building consent was issued before 2007 (where the fee paid
- at that time did not cover the number of inspections required or
code compliance certificate) - an inspection is cancelled at short notice by the owner/agent
- the estimated number of inspections did not cover the number
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Book or cancel a building inspection
How to book an inspection
Our online form is the fastest way to get your inspection booked in:
Online: Inspection request form
You can also book an inspection by phone: 03 477 4000 or 0800 DCC INSPECT (322 467)
When you make an inspection booking you will need to supply the following information:
- the building consent number
- the project location/address
- the type of inspection required and whether it's a re-inspection
- the name and contact details (including an email address) of the person who will be on-site at the time of the inspection, and the person making the booking
- licensed building practitioner (LBP) name and registration number for restricted building work inspections.
An email notification is sent confirming the booking time, and a text reminder or email sent an hour before the appointment.
Hours of inspections
Building inspectors are available:
- Monday to Friday - 9am- 4.30pm (lunch breaks from 12pm - 1pm).
- Saturday / Sunday - by special arrangement (see current fees and charges)
- Public Holidays - no inspections.
Cancel a building inspection
Phone us on: 0800 322 467
If you cancel your inspection on the day it is scheduled you will be charged a cancellation fee.
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Final inspection
Once the building work has been completed you can book a final inspection. Make sure you have the approved consent documents on-site. If you have mislaid any of the approved documents, copies can be obtained Online. Please note there is a charge for this service.
The inspectors will check that all the outstanding inspections have been undertaken and any failed inspections have been rectified. If everything is completed they will suggest you apply for a code compliance certificate (CCC). Before you do this, ensure all supporting documentation that is required is available to accompany the CCC application.
For more information on applying for a CCC visit Code compliance certificate.
Any inspection documentation you need to provide (energy works certificates, records of work, producer statements, specified system forms) can be submitted using the Submit documents requested at site inspection online form.
Tip: Before uploading the document check you are submitting the correct and final version (submitting duplicate documents will incur a processing fee).
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Inspection Refunds
We estimate the number of inspections required when the building consent is granted. If you do not use all the inspections estimated a refund will be arranged at the time the code compliance certificate is issued. Note for building consents that pre-date 2007 the fee paid at the time did not cover the number of inspections required.
If the owner of the property has changed from when the building consent application and fees were originally submitted, the refund is paid to the current owner.
If you are eligible to receive a refund of any unused inspection fees, one of the following forms of verification of your bank account is required before the refund can be made:
- Pre-printed deposit slip which includes the bank logo and full bank account number (bank, branch, account number & suffix) and the account holder’s name.
- A bank statement which includes the bank logo and the full bank account number (bank, branch, account number & suffix) and the account holder’s name.
- A letter from the bank which includes the bank logo and the full bank account number (bank, branch, account number & suffix) and the account holder’s name. This must be signed and stamped by the bank.
- An ATM printout which must show the bank logo and the full bank account number (bank, branch, account number & suffix) and the account holder’s name.
- An internet printout or screen shot which includes the bank logo and the full bank account number (bank, branch, account number & suffix), the account holders name (we cannot accept account nicknames) and the web address along the top or bottom of the page. This must be signed and stamped by the bank if all of the above is not provided on the printout.
This level of documentation is required to minimise the risk that incorrect payment details are recorded against a creditor.