Latest news with #BuildingCode
Otago Daily Times
27-05-2025
- Business
- Otago Daily Times
Selwyn building consent company expected to get green light
Private company Building Consent Approvals Ltd is expected to soon start issuing building consents in the Selwyn district. Photo: Supplied Building consents in the Selwyn district will soon be able to be issued by a private company. The Selwyn Times understands an announcement will be made on Wednesday. Until now, only the Selwyn District Council has been able to issue consents in the district. It will be the first time a private company has been given the green light to issue consents in New Zealand. Christchurch company Building Consent Approvals Ltd was given a building consent authority in October, pending approval from the Ministry of Business and Innovation. It is understood the Minister for Building and Construction, Chris Penk, will be in Selwyn this week to make the announcement. District council executive director development and growth Robert Love said the company will provide choice. 'Having a private BCA in the market provides choice for customers, so can be seen as healthy competition.' So far this year, the district council has received 398 resource consents, down 8% compared to the 428 consents. In April, the average processing time for consents was 35 days. Love did not say whether the new company would mean consents were issued faster. 'The speed of consenting largely comes down to consenting volumes which fluctuate, and can be impacted by changes in legislation, which may mean processing of some areas takes longer as the Building Code becomes more complex,' he said. Leading the project is Ian McCauley who has worked in building consent departments for multiple councils. In October, McCauley told NZ Herald: 'It's been a hard slog over the last 18 months, but it's been worthwhile and paid off.' Building Consent Approvals Ltd would not comment until the announcement was made public. It is understood once the company starts issuing consents, its focus will be on lower-risk work, leaving more complex consents to the council. A report to the council's audit and risk committee noted there was a risk the new company could mean a reduction in council workload and could see council staff move to Building Consent Approvals Ltd. While any lost consents will mean a reduction in revenue, the company will still have to pay the council a filing fee for lodging a consent.
Time Business News
23-05-2025
- General
- Time Business News
Building Warrant of Fitness: Essential Guide for Property Owners
For property owners in New Zealand, ensuring the safety and compliance of their buildings is not just a legal obligation but also a moral responsibility. One crucial aspect of this is the Building Warrant of Fitness (BWOF), a document that confirms a building's systems are operating as they should. Whether you're a business owner, landlord, or property manager, understanding the ins and outs of BWOF is vital for maintaining compliance with local regulations and ensuring a safe environment for all occupants. In this article, we will delve into the key aspects of the Building Warrant of Fitness, the responsibilities it entails, and how to stay on top of compliance. A Building Warrant of Fitness is a certification issued by a registered compliance agent, usually an engineer or a qualified professional, to confirm that a building's essential systems are operating correctly. These systems might include fire alarms, sprinklers, heating, ventilation, and air conditioning (HVAC), as well as other critical safety and maintenance systems. The BWOF ensures that the building adheres to the Building Code and is fit for occupation. Every building that is used for commercial or public purposes in New Zealand must obtain and maintain a Building Warrant of Fitness. The document is typically valid for one year, and it must be renewed annually to ensure continued compliance. When applying for a Building Warrant of Fitness, property owners must verify that their building systems comply with the required safety standards. Here are some of the key systems that need to be assessed and maintained: A crucial part of the BWOF is ensuring that the building's fire safety systems are in proper working order. These systems include fire alarms, smoke detectors, emergency lighting, fire doors, and sprinkler systems. Regular testing and maintenance of these systems are essential for the safety of building occupants. The performance of HVAC systems must also be assessed to ensure they are providing adequate ventilation, heating, and cooling. These systems are essential for maintaining a healthy indoor environment and must be regularly maintained and tested to avoid health and safety risks. If your building includes lifts or escalators, these must be regularly inspected to ensure they meet operational safety standards. A properly functioning lift is crucial for accessibility and smooth movement within the building. Building occupants need to have clear guidance in the event of an emergency. Emergency lighting and exit signs are essential for evacuation during power outages or in the event of a fire. Regular inspections must ensure that these systems are fully operational. To obtain a Building Warrant of Fitness, property owners must submit the necessary paperwork and pass inspections that assess the performance of the building's critical systems. The process generally includes the following steps: Initial Assessment: Have a qualified professional inspect your building and its systems to ensure compliance with safety and operational standards. Documentation: Collect all required documentation, including maintenance records, inspection reports, and test results for all relevant systems. Application Submission: Submit the required application for the Building Warrant of Fitness to the local council, along with all supporting documents. Annual Renewal: Once the BWOF is issued, it must be renewed annually. Regular inspections and system maintenance should be carried out to ensure continued compliance. Maintaining a Building Warrant of Fitness can be a complex process, but understanding the common pitfalls can help property owners avoid costly mistakes. Here are some key things to watch out for: Failing to keep up with the regular maintenance and testing of systems can lead to non-compliance. It's crucial to schedule regular checks for fire safety systems, HVAC systems, and emergency lighting, and to keep records of these inspections. Neglecting these duties can result in the building failing the inspection, leading to potential penalties or safety concerns. The documentation submitted for the BWOF must be up-to-date and accurate. Any changes to the building's systems or operations must be documented, and updates should be submitted during the annual renewal process. Outdated or inaccurate paperwork can lead to delays or complications in the renewal of your BWOF. It's essential not to wait until the final moment to submit your Building Warrant of Fitness application. If you don't allow enough time for the inspection and any necessary repairs or maintenance, you may risk missing the deadline, which could lead to fines or even the temporary closure of your building until compliance is achieved. Staying on top of your Building Warrant of Fitness obligations is key to avoiding penalties and ensuring the safety of your building. The New Zealand Building Act stipulates that failing to maintain a valid BWOF can lead to significant fines, closure orders, and other penalties. By keeping up with regular inspections, ensuring timely submission of paperwork, and promptly addressing any issues that arise, you can maintain a compliant building and protect the safety of its occupants. Ensuring your building has a current Building Warrant of Fitness is not just about complying with the law; it's about safeguarding the wellbeing of everyone who occupies the space. By understanding the systems involved, adhering to regular maintenance schedules, and ensuring accurate documentation, property owners can easily navigate the complexities of the BWOF process. TIME BUSINESS NEWS
Global News
12-05-2025
- Business
- Global News
Ontario tables latest housing bill, targeting changes to local planning process
The Ford government has unveiled its latest round of housing with a push to streamline development charges in hopes of boosting its flagging homebuilding statistics. On Monday, Housing Minister Rob Flack gathered municipal leaders and developers at a news conference in Vaughan, Ont., to announce the bill, along with a round of infrastructure funding. 'The legislation we're tabling today responds to recommendations and requests from municipal leaders, and will help build the homes and infrastructure Ontario needs,' Flack said in a statement. The new legislation, titled the Protect Ontario by Building Faster and Smart Act, includes a commitment to standardize the fees municipalities make developers pay, block cities from charging developers for requirements outside the provincial Building Code and bring uniformity to road construction rules. Among the changes: Story continues below advertisement Cities will not be able to request studies from developers which are not listed in their official plans Adding portable classrooms to school sites and new schools to be built on land zoned for residential use Set a maximum rate for inclusionary zoning projects where cities cannot demand more than five per cent of units be affordable Merging some development charge categories, like roads and transit, together through a credit system The government also announced today that it will add $400 million to two funds municipalities use to build housing-enabling infrastructure. Building on research undertaken during the semi-reversed split of Peel Region, the province is also set to explore changing the way water and wastewater and built and delivered — considering moving to a public utility model, like a municipal service corporation, The government assembled a stream of stakeholders to endorse the new legislation. Robin Jones, the president of the Association of Municipalities of Ontario, said towns and cities in the province were 'firmly behind' the move to streamline development charges. The chair of the Big City Mayors caucus, Marianne Meed Ward, said she looked forward to 'working closely with the provincial government on enabling regulations for this legislation to accelerate housing development.' Get breaking National news For news impacting Canada and around the world, sign up for breaking news alerts delivered directly to you when they happen. Sign up for breaking National newsletter Sign Up By providing your email address, you have read and agree to Global News' Terms and Conditions and Privacy Policy At Queen's Park, critics were cautious, pointing to the government's stalled housing starts as evidence that the province's approach wasn't working. Story continues below advertisement 'They have more housing bills than housing units built,' NDP Leader Marit Stiles complained when asked if the latest legislation would make a difference. 'This is a government that has failed very dramatically to build housing right across the province of Ontario. They keep putting forward new bills; we'll wait to see what is in this newest legislation.' Bonnie Crombie, Ontario Liberal Leader, said she feared the province was stepping too far. 'I am very concerned about overreach and this bill is yet another example of overreach of this government into municipal affairs, particularly into planning and zoning,' she said. Green Leader Mike Schreiner said the bill had missed the mark and called for the government to make it easier to build medium-density homes. 23:00 Focus Ontario: Bill 5 Breakdown The new legislation comes as Ontario struggles to meet its goal of 1.5 million new homes by 2031. Story continues below advertisement The target was introduced after recommendations from an expert housing panel ahead of the 2022 provincial election and was a cornerstone of the government's campaign. After the election, then-housing minister Steve Clark removed protected land from the Greenbelt, something the government framed as part of the pursuit of that target. Successive watchdog investigations, however, found the move had been poorly coordinated and would potentially benefit developers to the tune of $8.4 billion, ultimately leading to it being reversed. The three years that followed the 2022 election win have seen housing starts consistently fail to get anywhere near the annual average of 150,000 needed to build 1.5 million new homes. Even after changing its rules to count long-term care beds as new homes, the government struggled. Projections in last year's budget showed it continuing to fall short The government's expectations, based on private sector projections, show 87,900 housing starts in 2024, 90,000 starts in 2025 and 94,000 housing starts in 2026. While the numbers represent an improvement, they would still see Ontario fall well short of its goal. Over those years, Ontario is projected to build 274,000 new homes; the province's housing goals are set at 300,000. Data published recently by the Canada Mortgage and Housing Corporation showed that housing starts in Ontario in March were down 46 per cent, year over year, for communities with 10,000 or more people. Story continues below advertisement Flack said the target has not been forgotten, but conceded there are challenges. 'We've got some pretty strong headwinds,' he said at a press conference to announce his bill. 'It's a goal. But frankly, I'm focused more on — and our team is focused on — the next 12 to 24 months, because if it stays the way it is now, we'll never get there. We have to make immediate changes.' Homebuilders whom the government quoted to endorse its latest round of legislation said the new rules could help. 'In light of the dire housing supply and affordability crisis that we are facing, the proposed legislative changes are critical to eliminating hurdles and reducing costs so that the residential construction industry can get back on track and build the housing that Ontario needs,' RESCON president Richard Lyall said. 'Today's announcement aligns with many of the priorities identified by RESCON over the past two years to support residential housing construction and new home building. The actions undertaken by the government are vital to this effort.' — with files from The Canadian Press
Hamilton Spectator
08-05-2025
- Business
- Hamilton Spectator
Builder fined 16 times over rogue construction now faces new violation after city issued permit
A year after a longtime city official called a half-built home on the west Mountain ' one of the most egregious ' cases of noncompliance he'd ever seen, the house now has a fresh façade — and a building permit. But behind the upgrade is a familiar story. Another order to comply was issued to the homeowner of 279 Bonaventure Dr. on April 17 after inspectors found construction occurring inside that didn't match approved building plans, the city said in a statement. 279 Bonaventure Dr., as seen on April 25. This marks the 16th time Omre Taha has been fined in connection with the build. All but one of those fines came between December 2023 and February 2024, when Taha began work on the property while his application for a permit was still under review. At the time, the city said it was met with a 'continued lack of co-operation,' leading staff to issue fines totalling $10,500 and, at some points, make twice-daily visits to the property to ensure compliance. '(O)ne of the most egregious acts of noncompliance that I've come across in my 20 years as a building official,' Bob Nuttall, manager of the city's building inspections division, said in an interview in February 2024. The city pursued charges against Taha in provincial offences court after exhausting traditional enforcement measures. Those charges remain before the courts, according to Rob Lalli, director of the city's building division. An anticipated trial date has been set for May 26. That means the city's legal challenge against the owner was still ongoing when staff granted him a building permit for a three-storey single-family dwelling with a secondary unit on the main floor and basement. 'Ontario's Building Code does not allow for a building permit to be withheld for pending enforcement,' Lalli said when asked why the city granted a permit for a project that had repeatedly flouted prior municipal orders. He added the city's chief building official can issue permits once 'regulations are met.' At three storeys, the home towers over a quiet neighbourhood consisting mainly of bungalows. 'It just looks out of place, like it's going to fall over,' Sue Alesi previously told The Spectator. 'I've lived here since 1961 and was one of the first on the street. There have been no other three-storey homes here.' Despite the recent compliance order, work at the property appears to have continued. On April 25, part of the home's front siding was covered in what looked like building wrap or insulation sheathing. By May 5, that spot had been finished with dark black siding, matching the rest of the home's upper portion. Additional upgrades include more detailed stonework around the entrance and balcony, trim around about a dozen windows, and site cleanup around the foundation. 'Building staff continue to communicate the importance of compliance and the potential consequences should the order remain not complied by with the end of next week,' Lalli said. 'Failure to meet the deadline by next week may result in the issuance of a stop-work order, which would remain active until a revised building permit is applied for and issued.' Taha couldn't be reached for comment for this story. The order to comply is the latest development in the property's eventful recent history. Taha first bought the former bungalow in October 2016 for $355,800 before selling it less than a year later in August 2017 for $549,000, according to property records. In March 2021, he re-bought it for $655,000. The latter purchase came about a month before 279 Bonaventure was reduced to rubble in a massive, late-night explosion Ontario's Fire Marshal attributed to a buildup of natural gas and said was not considered suspicious. Taha put the property up for sale as a pit of dirt in early 2023. Then he was slapped with three civil suits from affected neighbours who alleged the explosion could've been avoided if not for his negligence, claims that remain active and have yet to be tested in court. A few months later, Taha took the razed site off the market and started building. A half-finished home at 279 Bonaventure Dr. pictured in June 2024, when it was listed for sale. By June 2024, the home — half-finished and built without a permit — was billed in realtor ads as a promising investment duplex available for just under $850,000. Property records show the property hasn't changed hands since then.
1News
08-05-2025
- Politics
- 1News
'Cooked alive': Ventilation rules to be revamped
Building and Construction Minister Chris Penk says the government is planning to increase ventilation requirements in new homes, to address the problem of sweltering townhouses. Auckland homeowners have complained of 30 degree Celsius temperatures overnight and huge air-conditioning bills because of over-sunny and poorly ventilated buildings. Penk said changes were needed to avoid people being "cooked alive in their own house". Meanwhile, the Minister has pulled back from wanting to repeal recent upgrades to energy efficiency requirements. The government is now proposing relaxing some aspects of the home efficiency standard, known as H1, as well as improving ventilation to keep homes cooler. The minister told a housing conference he was disappointed that the issue of hot houses had been raised and debated through the media rather than being foreseen when upgraded energy efficiency standards were put in place. Building and construction groups have said it's misguided to blame the problem of overly hot houses on increased levels of insulation that is being installed as a result of new energy efficiency standards. They say insulation should help keep a house cool when the weather outside is hot, and the real issue is poor design, lack of shading and cross-ventilation. Penk was asked at the Housing Summit in Auckland if he would be raising ventilation regulations and requirements for new builds. He said the short answer was "yes". Penk said the recent upgrades to energy efficiency standards had got "out of whack" with requirements to ventilate homes. "It seems to me that the ventilation part of the Building Code needs an update and obviously the insulation or rather energy efficiency element has been addressed in the sense of the H1 rules," he said. "It seems to me there's a bit of a mismatch there, certainly in terms of ventilation having got out of whack. "I will say at the risk of being a bit provocative that I'm surprised and disappointed that the public discourse for this has gotten underway ... as far as I can tell with news items about how this is a problem and now reactively as a country how we've got to move to fix it," he said. "It seems to me that with all the expertise that's available this is something that New Zealand Inc could have contemplated and considered and actively avoided," he said. "We've got to see a regime where people aren't being cooked alive in their own house." The government appears to have pulled back from wanting to scrap upgraded energy efficiency standards, which critics blamed for hot homes and increased building costs. RNZ revealed in July 2024 that Penk had asked building officials to begin work on rolling back changes to the H1 part of the Building Code. The H1 upgrades to insulation and glazing requirements took effect in May 2023 and were the first significant improvements to insulation standards in New Zealand in more than a decade. They were designed to save a new home an estimated 40% on heating bills. However, builders complained that the higher standards were increasing building costs by tens of thousands of dollars per house. Officials at the Ministry for Business, Innovation and Employment (MBIE) told Penk the old standards were "significantly lower" than other countries with similar climates. However, emails showed Penk asked them to start work on scrapping the upgrades and returning the standards to what they used to be. At the time, he told MBIE he had decided that returning the Building Code to a "known prior state is the lightest possible touch in terms of making change….I am keen to move forward in any case". But the government appears to have since backed down on making drastic H1 changes, in favour of smaller amendments. Decisions on H1 are made by MBIE, not the Minister. Many in the construction sector slammed Penk's plan to roll back the H1 changes, saying poor implementation was the reason for high costs and overhot houses. MBIE appears to have agreed that drastic changes weren't required. In February, MBIE consulted the industry on a range of smaller amendments aimed at lowering compliance costs and increasing flexibility while keeping energy efficiency gains. This week, Penk told the Housing Summit the government was intending to relax H1 - but said any changes were ultimately MBIE's call to make. He agreed with several industry commentators that one of the major problems was over-reliance on the so-called schedule method, where builders and designers work from a list of individual requirements for windows, insulation and other aspects to comply with the standards, rather than modelling the performance of the building as a whole. That can lead to more high-cost elements being included than are needed, as well as over-heating if the overall building's temperature performance isn't modelled. "Anecdotally at least, but a lot of anecdote, a lot of people building a lot of houses are telling me that there is a huge amount of additional cost," Penk said. "It seems to me - and I emphasise me because it is an MBIE decision - that the schedule method, the blunt instrument that's so prescriptive, has been the cause of a lot of a lot of designers and therefore builders adding a lot of cost unnecessarily, whereas if the calculation or, better still, modelling methods are used you can take account of regional variation. "I think we will get to a more nuanced place," he said. Penk received applause when he announced to the conference that New Zealand would be the 71st country to sign a global declaration on buildings and climate change. The Declaration de Chaillot was signed by 70 other countries in Paris in March, 2024. Countries agreed to work together on a "swift transition" to lower carbon emissions from buildings and make housing more resistant to climate change. Among other things, signatories agreed to move towards carbon-neutral buildings, to use regulatory tools to increase the share of resilient, near-zero emission, and affordable buildings; promote the adoption of green labels, standards, and certifications and lead by example by adopting ambitious policies regarding public procurement. Andrew Eagles of the Green Building Council said joining the declaration was an "important step forward" and "very positive". He said it would give the government an opportunity to meet regularly with other governments "to hear of the mahi happening around the world". However, since the election the government has taken a number of steps in the opposite direction from the accord's roadmap. It scrapped plans to bring in carbon measurements into the building code, will stop requiring Kainga Ora to build homes to top energy efficiency standards in order to save money, and proposed scrapping the use of Green Star ratings when the government is building or leasing larger buildings.
