Ask any construction professional in New Zealand about their biggest frustration, and consent processing times will be near the top of the list. While councils are required to process building consents within 20 working days under the Building Act 2004, the reality is often different — and delays can cost projects dearly.
But here's the thing: not all consent applications take the same time to process. Some sail through in under 20 days, while others languish for months. Based on data from thousands of consent applications, here are the strategies that consistently lead to faster processing.
Why Consents Get Delayed
Before we look at solutions, it's worth understanding the common causes of delay:
Requests for Information (RFIs)
The number one cause of consent delays is RFIs — requests from the council for additional information or clarification. Every RFI stops the 20-day processing clock until the information is provided.
Common RFI triggers include:
- Missing documents — plans, specifications, engineering calculations, or producer statements that weren't included in the application
- Insufficient detail — plans that don't show enough information for the council to assess compliance
- Inconsistencies — conflicting information between different documents in the application
- Non-compliant design — elements that don't comply with the Building Code or the chosen compliance pathway
Council Workload
Some councils are simply busier than others, and processing times can vary significantly between BCAs. Understanding your council's current workload and capacity can help set realistic expectations.
Complexity
More complex projects naturally require more review time. Multi-storey buildings, unusual structural systems, and projects with significant fire engineering requirements all take longer to assess.
Strategies for Faster Consents
1. Submit Complete Applications
This sounds obvious, but incomplete applications are the single biggest cause of delays. Before submitting, use a comprehensive checklist to verify that every required document is included.
A complete application typically includes:
- Completed application form with all fields filled
- Full set of architectural plans at appropriate scale
- Structural engineering calculations and plans (where required)
- Relevant producer statements (PS1, PS2)
- Geotechnical report (where applicable)
- Fire engineering reports (for commercial and multi-storey residential)
- Specifications for key building elements
- Energy efficiency calculations or compliance documentation
Digital tools can include built-in completeness checking that flags missing documents before you submit — dramatically reducing the risk of RFIs.
2. Front-Load Your Quality Control
Don't treat the council as your quality assurance team. Review your application thoroughly before submission:
- Cross-check all documents for consistency — dimensions, specifications, and descriptions should match across plans, specifications, and calculations
- Verify compliance with the chosen acceptable solution or verification method
- Check for common errors — scale bars, north points, site coverage calculations, daylight calculations
- Have a colleague review the application with fresh eyes
3. Choose the Right Compliance Pathway
The Building Code offers multiple compliance pathways — Acceptable Solutions, Verification Methods, and Alternative Solutions. Choosing the right pathway can significantly affect processing time:
- Acceptable Solutions are generally the fastest to process because they provide prescriptive, easy-to-check requirements
- Verification Methods require engineering analysis but still follow recognised assessment methodologies
- Alternative Solutions require the most review time because the council must assess each unique approach on its merits
Where possible, design to Acceptable Solutions. Where Alternative Solutions are necessary, provide comprehensive supporting documentation.
4. Engage with Your Council Early
Pre-application meetings with your BCA can prevent delays:
- Discuss the project concept and identify potential compliance issues early
- Understand the council's specific requirements and preferences
- Identify any site-specific constraints (heritage, natural hazards, district plan rules)
- Build a relationship with the processing team
Many councils offer formal pre-application services. The investment in time and (sometimes) fees pays for itself in smoother processing.
5. Use Digital Submission Tools
Councils are increasingly set up to process digital applications more efficiently than paper ones. Digital submissions that use standardised formats, properly named files, and clear document structure are easier for councils to review.
Digital submission tools can format applications to meet council requirements automatically, ensuring that documents are named correctly, organised logically, and presented in a format that councils can process efficiently. Once your consent is granted, tools like ConsentNZ then take over — managing your inspection compliance, tracking issues, and guiding you through to CCC.
6. Respond to RFIs Quickly and Completely
If an RFI is issued, respond as quickly as possible — and make sure your response is complete. Every back-and-forth adds days or weeks to the process.
When responding:
- Address every point raised in the RFI, not just some of them
- Provide the requested information clearly and directly
- Highlight changes on revised plans so reviewers can find them quickly
- Include a cover letter that maps each RFI point to your response
The Data Speaks
Analysis of thousands of consent applications reveals clear patterns:
- Applications with zero RFIs are processed 65% faster on average than those with one or more RFIs
- Applications submitted through digital channels are processed 20% faster than paper submissions
- Projects that include a pre-application meeting have 40% fewer RFIs than those that don't
- Complete applications are 3x more likely to be processed within the statutory 20-day timeframe
The common thread? Preparation. The time invested in getting your application right before submission pays dividends in faster processing.
