Cracking the Code on CCC’s

 

For those unfamiliar with the building industry's terminology, the acronym CCC can be initially confusing. Even when fully understood, the term "code compliance certificate" warrants further exploration, as it doesn’t automatically guarantee that all aspects of a building’s work are flawless. In this article, we will explore what a CCC means in the context of building work, what it encompasses, and its limitations.

 

What is a Code Compliance Certificate (CCC)?

 

Code Compliance Certificate is a certification issued by a Building Consent Authority (BCA) when it is satisfied on reasonable grounds that building work carried out under a particular building consent complies with that consent and with the Building Code. This certificate is a formal acknowledgment that the work undertaken has met the necessary standards as assessed by the BCA.

 

While many assume that a CCC signifies that a house fully complies with all aspects of the building code, this is a misconception.  A CCC only confirms that the work covered under a specific building consent has been completed according to the approved plans and the building code at the time of that consent.  Unless the building is brand new, a CCC will not be a statement that an entire dwelling is 'code compliant'.  It's essential to understand what a CCC entails and what it does not guarantee.

 

The Scope of a CCC

 

A CCC is specifically tied to the building consent it covers. It does not extend beyond this scope to other aspects of the property or any additional work that may have been undertaken without consent. For example, if a homeowner receives building consent to construct an extension and the work is completed to the satisfaction of the BCA, a CCC will be issued for that extension. However, this does not imply that the entire property is fully compliant with the building code, especially if there are other areas of the property that have been altered or renovated without consent.

 

For this reason, the industry has attempted to clarify what a CCC does by renaming it a 'Consent Completion Certificate', although this doesn't appear to have gained much traction.

 

Limitations of a CCC

 

It's important to recognise the limitations of a Code Compliance Certificate. A CCC is confined to the specific building consent for which it was sought. This means:

  • Scope Restriction: The CCC only confirms compliance for the work covered under the particular building consent. It does not cover any other building work outside this consent.

  • Unconsented Work: Other building work may have been carried out on the property without the necessary consent. The CCC does not necessarily cover such work, even if the CCC was issued after that unconsented work.

 

Is a CCC required for all building work?

 

No - A CCC is not required for all building work, particularly for projects that fall under specific exemptions. Minor renovations, repairs, or maintenance that do not significantly alter a building’s structure or systems typically do not require a building consent, and consequently, a CCC is also not required. For instance, tasks such as painting, replacing fixtures, or simple landscaping generally bypass the need for formal approvals. However, it's crucial to properly confirm that any intended building work does not require building consent before embarking upon the same, in order to avoid any unwanted future compliance issues.

For those 'do-it-yourself’ers' out there - have a gander at Schedule 1 of the Building Act 2004, which provides a fairly comprehensive list of building works that do not require building consent or CCC - available here: https://www.legislation.govt.nz/act/public/2004/0072/latest/DLM5770963.html

 

Implications for Property Owners and Buyers

 

Both property owners and potential buyers should exercise diligence when dealing with properties that have a CCC. Here are some key considerations:

  • Due Diligence: Conduct thorough inspections and seek professional advice to identify any unconsented work that should have had consent and CCC. Unconsented works can make it difficult to insure properties and prevent you from using the property to obtain a mortgage.

  • House Plans: Review any available house plans and compare them to the current layout to see if anything has changed that might have needed consent.

  • Consented but uncompleted: Some owners obtain building consent for building works but overlook the final CCC once completed. Getting a CCC for historic works is not always easy or possible, as the Council might need to inspect internal elements that are no longer visible.

  • Be aware that new building work or renovations will need to comply with the current building code, which may have changed since the last CCC was issued.

 

While a Code Compliance Certificate is a critical document in the building process, it is essential to understand its scope and limitations. A CCC confirms that specific building work, as covered by a building consent, has been completed in compliance with the building code at the time of the consent. It does not guarantee overall compliance of the entire property or cover unconsented work. By comprehending these nuances, property owners and buyers can make informed decisions and ensure that all aspects of their property meet the necessary standards.