It's one of the most common questions we get asked. The short answer: whether you need a building consent depends on the type of work, not the cost. Get it wrong and you risk voiding your insurance, creating issues when you sell and potentially having to undo completed work. Here's everything you need to know.
It's about the type of work, not the price
Schedule 1 of the Building Act lists building work that may be exempt from consent, including some minor and like-for-like work. Whether an exemption applies depends on the specific work being done, so every project needs to be checked on its own merits.
The official guidance is on the Building Performance website. Structural changes, new plumbing or drainage and extensions usually need consent, however small the job's value.
When you definitely need consent
Structural changes
Moving or removing walls, adding beams, changing rooflines or anything that affects the structural integrity of the building requires consent. No exceptions.
Plumbing and drainage changes
Relocating a toilet, moving a shower to a different wall, rerouting drainage — all require consent. The plumbing work itself must be done by a licensed plumber and inspected by council.
Extensions
Most extensions need a building consent, but some small additions are exempt under Schedule 1 of the Building Act. We confirm this for your project at your consultation. A larger addition — a new room or a garage, for example — may also need a resource consent.
House raising
Raising a home creates significant opportunity but always requires consent — structural engineering reports, council approval and inspections throughout the process.
Electrical work
All electrical work must be carried out by a registered electrician and notified to the council. Major electrical upgrades may require a building consent.
Where the $30,000 figure actually comes in
You may have heard $30,000 mentioned in connection with consents. It is not a consent threshold. New Zealand law requires a written contract for residential building work of $30,000 or more (including GST).
Complex Builders uses a written contract on every job, whatever the size, so the scope, price and timeline are clear from day one.
What does a building consent cost in Auckland?
Building consent fees are calculated based on the value of your building work under Auckland Council's 2025–2026 fee schedule:
- Project value $100,000–$499,999: council deposit $5,398
- Project value $500,000–$999,999: council deposit $7,664
Additional levies apply on top — MBIE levy at $1.75 per $1,000 of project value, accreditation levy at $0.56 per $1,000 and a building research levy of 0.1%. A Code Compliance Certificate base fee of $700 applies on completion.
For a typical home extension or renovation valued at $150,000–$350,000, budget $8,000–$15,000 in total consent costs including architectural drawings. These figures are indicative and depend on the project. Our projects start from $25,000.
How long does building consent take in Auckland?
Auckland Council has a statutory timeframe of 20 working days to process a building consent once all information is submitted. In practice, total timeframes including preparation of drawings, engineer reports and council processing are typically 6–10 weeks for a straightforward renovation consent.
Complex work — structural changes, unusual sites, heritage overlays — can take longer. We factor this into every project timeline upfront.
What happens if you don't get consent?
This is where people get into serious trouble. Doing work without the required consent means:
- The work is technically illegal and may need to be undone
- Your home insurance may not cover damage related to unconsented work
- When you sell, the unconsented work must be disclosed — it affects your sale price and can delay settlement
- You may be required to apply for a Certificate of Acceptance — an expensive and uncertain process
It's never worth the risk. A good builder assesses consent requirements before work starts — not after.
The Complex Builders approach
We check consent requirements for every project during the first consultation — before you commit to anything. If consent is needed, we manage the entire process including drawings, engineering and council liaison. You don't deal with Auckland Council at any point. We handle everything.