Certificate of Acceptance Site Plan NZ: As-Built Guide

A site plan for a Certificate of Acceptance in New Zealand shows the location and extent of building work that has already been completed. It helps the council understand where the work sits in relation to the legal property boundaries, existing buildings, setbacks, access, drainage, services, easements and other relevant site features.

A Certificate of Acceptance, commonly shortened to CoA, may be available when building work was completed without a required building consent or in certain special circumstances where a Code Compliance Certificate cannot be issued.

The application is retrospective. Instead of asking the council to approve work before it is built, the owner asks the council to assess work that already exists.

What Is a Certificate of Acceptance?

A Certificate of Acceptance is a document issued by the territorial authority responsible for the district where the building work is located.

The council may issue one when it is satisfied, to the best of its knowledge and belief and on reasonable grounds, that the building work complies with the New Zealand Building Code as far as the council can ascertain.

This wording matters. A Certificate of Acceptance is not an unconditional guarantee that every concealed or inaccessible part of the work complies.

The council may be able to assess:

• The visible location and dimensions of the work
• Accessible framing or structural elements
• Exterior cladding and roofing
• Deck, stair and barrier construction
• Drainage and plumbing where evidence is available
• Fire-safety features
• Electrical or gas certificates
• Professional reports, photographs and records

It may be unable to verify:

• Foundations concealed below ground
• Reinforcement inside concrete
• Framing hidden behind wall linings
• Waterproofing below finished surfaces
• Drainage pipes that cannot be inspected
• Connections concealed within the building
• Work for which no reliable records exist

The final certificate can therefore identify limitations and state which portions of the work the council was able to inspect.^[1][2]

When Can You Apply for a Certificate of Acceptance?

A Certificate of Acceptance may be available in several situations.

Building work completed without consent

The most common situation is where the owner or a previous owner completed building work that required building consent but did not obtain one.

Examples can include:

• An unconsented house extension
• A garage conversion
• A deck or balcony
• A retaining wall
• A sleepout or accessory building
• Structural alterations
• A bathroom or plumbing alteration
• Removal of a load-bearing wall
• A patio roof or enclosed verandah
• Urgent repairs that required retrospective certification

Urgent building work

Building work may sometimes be completed without obtaining consent in advance when it is urgently necessary to save or protect life or health, prevent serious property damage, or keep a specified system safe.

The owner must apply for a Certificate of Acceptance as soon as practicable after qualifying urgent work is completed.^[3]

A Code Compliance Certificate cannot be issued

A less common pathway can apply where a building consent authority that is not a territorial or regional authority granted the original building consent but is unable or refuses to issue the Code Compliance Certificate, and no other building consent authority agrees to issue it.

This is a specialised situation and should not be confused with an ordinary old or incomplete council building consent.

A Certificate of Acceptance Is Not Retrospective Building Consent

A Certificate of Acceptance does not turn the original unauthorised work into work that was lawfully carried out under a building consent.

The Building Act still requires building work to be completed in accordance with a building consent unless a valid exemption applies.

Obtaining a Certificate of Acceptance can provide evidence that the completed work complies with the Building Code to the extent the council could assess it. It does not erase the fact that consent should have been obtained before construction.

Certificate of Acceptance Versus Code Compliance Certificate

A Certificate of Acceptance has some similarities to a Code Compliance Certificate because both provide information about Building Code compliance. They are not interchangeable documents.^[1][4]

Why a Site Plan Is Needed

The council must first understand exactly where the relevant work is located.

A clear site plan helps establish:

• The correct property
• The legal site boundaries
• The location of the original building
• The location and extent of the work covered by the application
• The relationship between the work and property boundaries
• The relationship to other buildings
• Whether setbacks and planning requirements may be relevant
• Whether drainage or utility infrastructure is affected
• Whether the work encroaches into an easement
• Which work is existing, authorised, unauthorised or newly remedied

The site plan also helps prevent the certificate from ambiguously covering more work than the council intended to assess.

What Should a Certificate of Acceptance Site Plan Show?

1. Street Address and Legal Description

The application should clearly identify the land and building.

Show:

• The full street address
• The legal lot number
• The deposited-plan number
• The record-of-title reference where available
• The nearest street access
• The location of the building within a larger site or development

The prescribed application form asks for the legal description, location of the building within the site, number of levels, floor area, current lawful use and approximate original construction date.^[5]

2. Legal Property Boundaries

Show the complete legal property outline and dimension each boundary.

Do not assume that a fence, hedge, retaining wall, driveway edge or lawn boundary matches the legal title boundary.

Reliable source information can include:

• An existing cadastral survey
• A deposited plan
• A record of title
• Located boundary pegs
• A survey completed by a licensed cadastral surveyor

A new survey may be appropriate when:

• The work is close to a property boundary
• The boundary pegs cannot be found
• The property is irregularly shaped
• The fence position appears inconsistent
• An encroachment is suspected
• An easement boundary must be established accurately

Read Site Plan Requirements Near Boundaries in New Zealand for more guidance.

3. Clearly Identify the Work Covered by the Application

The plan should distinguish the relevant work from the original building and other unrelated improvements.

Use clear labels such as:

• Existing Dwelling – Previously Consented
• House Extension – Certificate of Acceptance Application
• Existing Deck – Unconsented Work
• Garage Conversion – As Built
• Retaining Wall – CoA Assessment Area
• Remedial Work Completed
• Work Outside This Application

Different hatching, line weights or shading can help identify each category.

Avoid describing the entire building as “as built” when the application only relates to one deck, extension, wall or internal alteration.

4. As-Built Dimensions

A Certificate of Acceptance application must describe what physically exists—not what was originally intended.

Measure and show:

• Overall building length and width
• Extension dimensions
• Deck or balcony dimensions
• Roof overhangs
• Retaining-wall length and height
• Patio or covered-area dimensions
• Stairs and landings
• Floor area affected by the work

The site plan should match the as-built floor plans, elevations, sections and structural details.

If the dimensions differ between drawings, the council may be unable to determine which version accurately represents the existing work.

5. Boundary Setbacks

Show the shortest measured distance between the relevant work and each legal boundary.

Depending on the project, dimension:

• Front boundary setback
• Rear boundary setback
• Left and right side setbacks
• Road-boundary distance
• Distance from a deck or balcony
• Distance from roof overhangs
• Distance from retaining walls

These dimensions help identify whether the work may also breach district-plan yard requirements, recession planes, fire-separation standards or other restrictions.

6. Separation Between Buildings

Show the distance between the work and other buildings on the property.

This can be important for:

• Fire spread
• Maintenance access
• Drainage
• Natural light and ventilation
• Structural independence
• The classification of detached or attached work

Relevant structures may include:

• The original house
• A detached garage
• A sleepout
• A minor dwelling
• A neighbouring building close to the boundary
• Another structure involved in the application

7. Existing Driveway and Access

Show how the building and completed work are accessed.

Include:

• The driveway
• Vehicle crossing
• Parking areas
• Pedestrian paths
• Steps and ramps
• Gates
• Shared rights of way
• Access around the building

Where the unconsented work altered the driveway, vehicle crossing or parking arrangement, identify the original and as-built layouts where possible.

8. Decks, Balconies and Patios

Decks and balconies are common Certificate of Acceptance projects.

The site plan should show:

• The deck footprint
• Distance to boundaries
• Connection to the house
• Stair location
• Ground clearance
• Access below the deck
• Nearby retaining walls
• Drainage direction

Separate drawings may need to show:

• Pile and footing locations
• Bearers and joists
• Ledger connections
• Bracing
• Barriers and handrails
• Stair geometry
• Timber durability

Where foundations or connections are concealed, the council may request invasive investigation, engineering assessment or other evidence.

9. Retaining Walls and Earthworks

For retaining-wall work, show:

• The wall alignment
• Wall length
• Maximum retained height
• Ground levels above and below
• Distance from boundaries
• Distance from buildings and driveways
• Any surcharge
• Subsoil drainage
• Associated cut and fill

An engineer may need to investigate the wall when:

• The foundation is concealed
• Reinforcement cannot be verified
• The wall supports a driveway or building
• The ground is steep or unstable
• Movement or cracking is visible
• The wall affects neighbouring property

10. Stormwater and Drainage

Show drainage that relates to the work covered by the application.

This may include:

• Roof gutters and downpipes
• Private stormwater pipes
• Public connection points
• Soak pits
• Rainwater tanks
• Surface drains
• Wastewater drains
• Inspection points
• Overland flow paths

Where a house extension or new roof was added, explain how the additional roofwater is disposed of.

Where drainage is concealed, evidence may include:

• Drainlayer records
• Photographs taken during construction
• CCTV inspection
• As-built drainage plans
• Test results
• Certificates from authorised tradespeople

For more detail, read Stormwater and Drainage Site Plan Requirements in New Zealand.

11. Water, Wastewater and Onsite Systems

Show any water or sanitary services affected by the work.

Relevant features can include:

• Water meter and supply line
• Wastewater connection
• Private foul-water drains
• Manholes and inspection points
• Septic tank
• Wastewater treatment system
• Effluent disposal field
• Water tanks and pumps

Plumbing and drainage certificates, photographs and inspection evidence can be particularly important because much of this work may be concealed.

12. Easements, Rights of Way and Covenants

Show known legal interests that affect the work.

These may include:

• Drainage easements
• Utility easements
• Rights of way
• Shared accessways
• Building-line restrictions
• Consent notices
• Land covenants

A Certificate of Acceptance does not cancel an easement or authorise an encroachment onto neighbouring land.

Separate approval may be required from:

• The council
• A network utility operator
• An easement holder
• A neighbouring owner
• Other cross-lease owners

13. Contours, Levels and Natural Hazards

Site levels may be required when the work affects:

• Flooding
• Overland flow
• Sloping land
• Retaining walls
• Foundations
• Driveway gradients
• Finished floor levels
• Surface drainage

The plan may need to show:

• Contours
• Spot levels
• Finished floor level
• Existing ground level
• Flood boundaries
• Overland flow paths
• Slopes and retaining structures

A topographic survey or specialist hazard assessment may be necessary where accurate levels cannot be established from existing records.

14. Trees and Landscaping

Show significant trees and landscaping when they affect:

• Foundations
• Retaining walls
• Construction access
• Drainage
• Protected-tree rules
• Neighbouring-property effects

The site plan should show actual relevant features rather than adding decorative vegetation that does not reflect the property.

What Other Plans May Be Required?

A site plan is only one part of a Certificate of Acceptance application.

Depending on the work, the council may request:

• As-built floor plans
• Exterior elevations
• Building sections
• Foundation plans
• Framing plans
• Structural details
• Bracing calculations
• Drainage plans
• Plumbing plans
• Fire-safety information
• Waterproofing details
• Material specifications
• Engineering reports
• Geotechnical reports
• Photographic records

The council can request any information reasonably needed to determine whether the work complies with the Building Code.

Evidence That Can Support the Application

A strong application combines accurate drawings with evidence explaining how the work was designed and constructed.

Useful evidence can include:

• Original sketches or construction drawings
• Invoices and product records
• Photographs taken before linings or concrete placement
• Builder statements
• Licensed Building Practitioner records
• Engineer reports
• Producer statements
• Drainlayer documentation
• Electrical certificates
• Gas certificates
• Waterproofing certificates
• Laboratory or material test results
• Survey measurements
• CCTV drain inspections

Producer statements can help demonstrate specialist design or construction compliance, but councils decide how much weight to give them.^[6]

When Destructive or Invasive Investigation May Be Needed

Completed work can hide the details the council needs to assess.

The owner may be asked to expose part of the construction by:

• Removing sections of wall lining
• Opening ceiling or floor areas
• Excavating beside foundations
• Exposing deck connections
• Opening waterproofed areas
• Locating underground drains
• Testing structural members

This work should be carefully planned with the appropriate builder, engineer or specialist.

Opening one small area may not prove that the same construction was used throughout the building. The council determines what evidence is sufficient.

Which Building Code Version Applies?

A Certificate of Acceptance is assessed against the Building Code in force when the application is made—not necessarily the requirements that applied when the work was originally completed.

This can create difficulties for older work because:

• Current structural requirements may differ
• Barrier and stair standards may have changed
• Moisture requirements may be more demanding
• Insulation and energy-efficiency requirements may differ
• Fire-safety standards may have changed
• Older products may lack current compliance evidence

Remedial or upgrading work may therefore be required before the council is satisfied.^[2]

Resource Consent and Planning Approval

A Certificate of Acceptance deals with Building Code compliance. It does not resolve planning breaches.

Planning issues may include:

• Building inside a required yard
• Breaching a recession plane
• Exceeding maximum site coverage
• Exceeding an impervious-area limit
• Insufficient outdoor living area
• Non-compliant parking or access
• Unapproved earthworks
• Work in a flood or coastal overlay
• Protected vegetation removal
• Use of a building as an additional dwelling

The owner may need:

• A resource consent
• A Certificate of Compliance
• An existing-use-right assessment
• A planning report
• Written approval from affected people
• Separate retrospective planning approval

Read Building Consent Site Plan vs Resource Consent Site Plan in New Zealand.

Can the Council Refuse the Application?

Yes. A Certificate of Acceptance is not guaranteed.

The council may refuse the application when:

• There is insufficient evidence of compliance
• Critical work is concealed and cannot be assessed
• The work does not comply with the current Building Code
• The drawings do not accurately represent the building
• Required professional information is missing
• The application is not available under section 96 of the Building Act
• The relevant work already has a building consent and does not fit the special statutory pathway

If the application is refused, the council must provide written notice and give the reasons for its decision. A notice to fix may also require remedial work or another response.^[1][7]

What Happens When Only Part of the Work Can Be Verified?

A council can issue a qualified Certificate of Acceptance that identifies the parts of the building work it could inspect or assess.

For example, a certificate might cover:

• The visible deck framing but not concealed footings
• The exterior dimensions but not hidden wall framing
• A drainage connection supported by CCTV evidence
• Visible barriers and stairs
• Specific remedial work completed after inspection

It may exclude:

• Concealed foundations
• Hidden reinforcement
• Unverified waterproofing
• Electrical work without certification
• Drainage work without reliable evidence
• Other work outside the application scope

The qualification should be read carefully by current and future owners.

Certificate of Acceptance Processing Time

The territorial authority generally has 20 working days from receiving the application to decide whether to grant or refuse it.

The council can request further information. When it does, the processing clock is suspended until the requested information is provided.

Common information requests include:

• A clearer site plan
• Verified boundary dimensions
• As-built floor plans and elevations
• Structural calculations
• Evidence of foundations
• Drainage records
• Electrical or gas certificates
• Waterproofing evidence
• Additional inspections
• Details of remedial work

The real timeframe can therefore be much longer when records are incomplete or the work must be opened for inspection.^[2]

The Application Form

The prescribed Form 8 asks for information including:

• The building address and legal description
• The building location within the site
• The number of levels and affected floor area
• The building’s lawful use
• The approximate original construction date
• A description of the work
• The date the work was carried out
• The people who performed the work
• Previous building consents associated with the project
• The reason a Certificate of Acceptance is required
• Plans and specifications
• Professional certificates
• Energy-work certificates where applicable
• Compliance-schedule information where relevant

The plans and specifications must satisfy the minimum regulatory requirements and any additional reasonable requirements of the council.^[5]

Common Certificate of Acceptance Site Plan Mistakes

Calling it a Code Compliance Certificate application

A CoA and CCC follow different statutory pathways. The drawings and application should use the correct terminology.

Showing proposed rather than as-built work

The plan must represent what exists on site. Proposed remedial work should be shown separately.

Failing to identify the application scope

Clearly state whether the application covers a deck, extension, garage conversion, retaining wall or other defined work.

Using a fence as the legal boundary

A fence may not follow the title boundary. Unreliable boundaries make the setbacks unreliable.

Leaving setback dimensions off the plan

The council should not need to estimate distances from an aerial photograph or graphic scale.

Using old proposed drawings without checking the building

The completed work may differ from the original sketch. Every important dimension should be verified.

Showing the whole house as unconsented

Distinguish the original lawful building from the specific work covered by the application.

Omitting drainage

Extensions, roofs, bathrooms and converted spaces can alter stormwater and wastewater systems.

Ignoring easements

A building can comply with normal setbacks but still obstruct a protected drain, utility or right of way.

Assuming the CoA resolves planning breaches

Resource consent and other planning approvals remain separate.

Providing no evidence for concealed work

The council may be unable to certify foundations, framing, reinforcement, drainage or waterproofing without records or investigation.

Submitting inconsistent drawings

The site plan, floor plans, elevations and reports should describe the same as-built work.

Assuming approval is automatic

The council can refuse the application when it cannot establish compliance on reasonable grounds.

Information to Gather Before Ordering a Site Plan

• Property address
• Record of title
• Lot and deposited-plan details
• Existing survey or property plan
• Original building consent plans, if available
• Previous council property records
• Measured dimensions of the completed work
• Distance from the work to every boundary
• Existing building dimensions
• Driveway, path and access information
• Deck, patio and retaining-wall dimensions
• Water, wastewater and stormwater information
• Known drainage and utility easements
• Contours or site levels where relevant
• Photographs of the entire property
• Construction photographs
• Builder and trade records
• Engineering or inspection reports
• Electrical, gas and drainage certificates
• Any council correspondence or notice to fix

Order a Certificate of Acceptance Site Plan

NZ Site Plan can prepare a clear as-built property drawing for a Certificate of Acceptance application.

Depending on the information supplied, the plan can show:

• Legal property boundaries
• Existing lawful buildings
• Work covered by the application
• As-built dimensions
• Boundary setbacks
• Building separation
• Driveways and pedestrian access
• Decks, patios and retaining walls
• Known services and drainage
• Easements and rights of way
• Contours and site features

The drawing can be prepared from an existing survey, title information, council property records, measured dimensions, photographs and previous plans supplied by the owner or consultant.

Where the application requires cadastral surveying, structural engineering, invasive investigation, drainage design, geotechnical assessment, planning advice or another licensed professional service, those documents must be obtained separately.

Frequently Asked Questions

What is a Certificate of Acceptance?

It is a council-issued document confirming that, to the extent the council can reasonably ascertain, specified completed building work complies with the Building Code.

Is it the same as a Code Compliance Certificate?

No. A Code Compliance Certificate applies to work carried out under an approved building consent. A Certificate of Acceptance generally relates to work completed without the required consent or another limited statutory circumstance.

Does it legalise unconsented work?

It provides retrospective evidence of Building Code compliance for the work covered by the certificate. It does not change the fact that building consent should have been obtained before the work was carried out.

Can a Certificate of Acceptance cover the entire building?

It can only cover the work included in the application and the portions the council can reasonably assess. The certificate may contain exclusions or qualifications.

What should the site plan show?

Show the legal boundaries, existing buildings, the completed work covered by the application, as-built dimensions, setbacks, access, services, drainage, easements and relevant site features.

Do I need measured as-built drawings?

Usually, yes. The council needs drawings that accurately represent the existing construction rather than old proposed plans.

Can I use council GIS boundaries?

Council GIS can assist with preliminary drafting, but it may not be accurate enough to establish legal boundaries where setbacks or encroachments are important.

Will the council inspect the work?

The council will normally assess the available documents and may inspect accessible work. It can request further investigation or opening of concealed areas.

What happens when framing is concealed?

The council may request photographs, engineering assessment, invasive investigation or other evidence. It may exclude concealed work that cannot be verified.

Does the application need engineering?

Engineering may be required for structural alterations, foundations, retaining walls, decks, large openings, unusual construction or work that cannot be verified from ordinary visual inspection.

Does a CoA resolve resource-consent problems?

No. Planning approval is separate. A setback, coverage, use or earthworks infringement may still require resource consent.

How long does the application take?

The council generally has 20 working days to grant or refuse a complete application. The clock pauses when further information is requested.

Can the council refuse it?

Yes. The application can be refused when the council lacks enough evidence or is not satisfied that the work complies with the current Building Code.

Can NZ Site Plan prepare the entire application?

The service described here is the site plan drawing. As-built architectural plans, engineering, surveying, invasive inspection, drainage design, planning reports and specialist certificates must be obtained separately where required.