KEY POINTS:
Architects are so frustrated with the building consent regime their industry body has issued an "alert" to tell members how to deal with disgruntled clients.
The architects are fed up with having to take criticism about long delays and high costs for new building consents or alterations. So
their national organisation has issued an advice sheet telling them to lay the blame where it should be - at the door of territorial local authorities.
The warning issued by the Institute of Architects concerns the length of time taken to get planning consent and a big spike in building consent fees, which is upsetting clients.
The letter is deeply critical of councils, accusing them of failing to meet minimum standards. The architects have raised questions about councils' adequacy to perform the most basic function: issuing building consents.
"The purpose of this practice alert is to advise upon the current disruptions to the building consent process and to recommend courses of action to ensure that clients understand and accept time and cost implications," the institute said.
Minimum standards had become a joke, the institute said.
"Many building consent authorities appear not to be committing themselves to the legally imposed target of issuing a building consent within 20 working days of application and from the experience of architects, many are not even bothering to ask questions sufficient to 'stop the clock' as required by law.
"If questions are asked, they [councils] often demonstrate a profound lack of understanding of the building process and in many cases, lack of awareness as to the intent and content of the documentation prepared by the architect," the institute said.
"Many building consent authorities are deeply suspicious of alternative solutions and related verifications, preferring to benchmark detail against acceptable solutions that the building officials are familiar with.
"Materials are being rejected where they are unfamiliar, irrespective of compliance with New Zealand standards; or standards equal to, or more demanding than, those in New Zealand.
"And even producer statements are being rejected unless the signatory lays out his or her entire professional qualifications and supplies peer references for assessment."
The institute noted that the Department of Building and Housing had moved the accreditation deadline for councils from last month to the middle of next year.
"It would appear that 90 per cent of all building consent authorities are currently not licensed to issue building permits," the institute said.
Irene Clarke, senior policy analyst at Local Government New Zealand, backed up the institute's concerns about council staff shortages.
"The implementation of the Building Act has meant significant changes for councils, particularly in terms of process, costs and resources.
"Many councils have had to employ more staff in this area and some are having difficulty obtaining qualified staff," she said.
The institute was free to give its members any advice it has on the Building Act changes, she said and her organisation agreed with the advice notes.
"It is important for architects to be familiar with the building consent authorities and their requirements, to keep in touch and be proactive during the consent process. This way, any unanticipated costs or delays will be highlighted early on."
Steve Jones, senior communications adviser at the Department of Building and Housing, said the councils accredited were Auckland, Palmerston North, Rodney, Franklin, Waikato, New Plymouth, South Taranaki, Hurunui, Clutha and Southland.
Professional Building Consultants, which contracts building control services to various territorial authorities, had also been accredited, he said. Three other territorial authorities and one other private organisation were expected to be accredited within the next couple of weeks.
"The remaining local authorities have six months to be accredited and registered or to have transferred their building control functions to an accredited and registered building consent authority, which 10 intend doing.
"Thirty territorial authorities have completed their full on-site assessment for accreditation," he said.
INSPECTING THE INSPECTORS
The building consent authority accreditation and registration scheme is in force.
It is part of the Building Act 2004 reforms to stamp out leaky buildings.
It focuses on strengthening the building process at every step.
Better consent processing, inspection and approval standards are demanded.
Councils need to be inspected to ensure they meet these new standards.
Of about 85 councils, so far only 10 are accredited under the new rules.
