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With the impending implementation of the proposed unitary plan many building companies and builders are experiencing a large increase in enquiry for subdivision, infill housing or minor units as people look to get ahead financially.
If this is you, then watch your step. One of the most commonly documented mistakes people make in the property game is that because they lack the necessary knowledge of the building and subdivision process, they hand the control of their investment to another single source for guidance and implementation.
Many people are time poor and the attraction of one person taking care of everything for you is enticing, appealing and easy. The major housing companies specialise in fabulous marketing packages to capture this market, and there’s nothing wrong with that – they are there to stay in business and make money. But don’t fool yourself into thinking that they are there to help you make a profit. No one but you will protect your interests in your project.
The key players at the start of any project (whether it’s an infill build or subdivision) are registered surveyors, Geotech engineers, your lawyer and the council.
Paying for their services are costs that you will incur regardless of who you use to carry out the physical project.
Housing companies that provide full services from subdivision to a completed build utilise these people, add a margin, clip the ticket and pass that onto you. They can also influence or restrict the end result based on their preferred suppliers and standardised methods of construction.
If you want to understand the process more and retain better control of your investment then undertake the work that these people provide direct. Your local surveyors, Geotech engineers, and resource consent consultants are a very unbiased way to start your project and are going to give you a lot of the knowledge you need to protect your investment and make the most out of your subdivision or infill housing.
I recommend the following process:
1. Get a copy of your title and any consent notices and covenants registered against your title from your lawyer or LINZ. These are important as they override the district plan. Read them and any reports that they might reference. If you don’t understand them then ask for clarification during your visit to council at step two.
2. Visit a planner at council. Discuss what you intend to do and find out the rules specifically for your site.
3. Meet with a local surveyor or resource consent consultant, find out what is possible. Sometimes the district plan rules can be infringed to achieve what you want, so take the advice of a consultant before you throw in the towel.
4. Get a Geotech report for your proposed site direct from a Geotech engineer. The advice given in these reports are often targeted specifically for the company that requests them. So if a company only builds using concrete slab foundations, the recommendations will be around how to achieve this. You want to ask for recommendations for all foundations types when requesting the Geotech report. That way, if the site suits a wooden sub-floor and piles, or a combination of timber and concrete or just concrete you will get an unbiased opinion.
If you would like a copy of a generic flow chart for subdivision, infill housing, minor units/granny flats, showing who does what, then please send me an email and I’ll be happy to send this to you.
