A Certificate of Acceptance provides a formal pathway for councils to retrospectively assess unconsented building work against the New Zealand Building Code. Veron supports COA applications by preparing clear, council-ready drawings, technical reports, and supporting evidence, providing objective assessment of the works undertaken and reducing future compliance risk.
Our Building Surveyors visually inspect unconsented works, assessing construction, materials, and condition, and identifying observable factors affecting Building Code compliance.
Preparation of an independent CoA report outlining the works, assessment basis, and compliance considerations, supported by photos and clear conclusions.
Preparation or coordination of drawings for CoA purposes, documenting unconsented works as constructed.
Assessment of applicable New Zealand Building Code clauses relevant to the unconsented works.
Advice on remedial works, further investigations, and alternative compliance pathways, helping clients understand options where a CoA may not be achievable.
Assistance with CoA applications, including preparation and submission of documentation, with council liaison as required.
Unconsented building work represents significant legal and financial exposure for property owners. The consequences of non-compliance can include:
Council-issued ‘Notice to Fix’ requiring remediation or removal
Fines of up to $200,000, with additional daily penalties of $10,000
Inability to sell or lease the property without disclosure
Insurance complications or claim denials
Potential civil liability to future purchasers
Forced removal of unconsented structures at owner’s expense
A Certificate of Acceptance is an investment in mitigating these risks. The cost of obtaining expert assessment and securing a COA is typically far less than the potential consequences of continued non-compliance.
A CCC certifies that consented building work fully complies with the Building Code, based on inspections during construction. A COA acknowledges compliance only for what can be verified retrospectively for unconsented work. A COA is always qualified, noting elements that could not be inspected, while a CCC provides comprehensive certification without such limitations.
A COA significantly improves a property’s marketability compared to undocumented unconsented work, though disclosure is still required. Most insurers accept COAs, but may impose conditions or exclusions. Without a COA, unconsented work can delay sales, reduce property value, complicate financing, and potentially void insurance coverage for affected areas.
Councils cannot assess compliance for work they didn’t inspect during construction, particularly for concealed elements like framing, insulation, and waterproofing. A specialist report from a qualified building surveyor provides the technical evidence and professional opinion necessary for council officers to make informed decisions about compliance, essentially substituting for the inspections that should have occurred.
Yes, but with qualifications. The council may issue a COA with specific limitations noting non-compliant aspects. Alternatively, they may require remedial work before issuing the COA. The council’s primary concern is that the work is safe and doesn’t compromise the building’s performance. Minor non-compliances can often be addressed through targeted remediation rather than complete removal.
The statutory timeframe is 20 working days once the council has all required information. However, the process often takes 2-3 months from initial assessment to final certificate, depending on the complexity of the work, the quality of documentation provided, and whether remedial work is required. Veron’s expert reports and application support can significantly reduce delays caused by information requests.
