FAQ

We design, build and project-manage new homes across Auckland. That covers single-family homes, knock-down rebuilds and multi-unit developments, from the first sketch through to handover. You can see the full picture on our new home and building process pages.

We build throughout the wider Auckland region. If you are unsure whether your suburb or section suits a new build, book a consultation and we will talk it through.

Start with a conversation. Book a free consultation and we will map out your budget, your must-haves, and whether you are building on land you own or still looking. From there we set a realistic plan before any money is spent.

No. Finding the right land, or deciding to demolish and rebuild on an existing property, is the first stage of our building process. We can help you weigh up the options against your budget and what you want to build.

Yes. Demolishing an older home and rebuilding on the same section is a common path in Auckland where good land is scarce. We assess the site, the zoning and your goals before recommending a direction.

Yes. We work alongside an architect so the design, the build and the project management sit under one roof. You make informed decisions at each step rather than juggling separate parties.

We listen first. We go over how you live, what you need from a home, your budget and your site or land search. There is no obligation and no cost to that first meeting. Book a consultation when you are ready.

Yes, the initial consultation is free. It is a chance to ask questions and get a clear sense of the process before you commit to anything.

Yes. Have a look at our completed projects and read what past clients say on our testimonials page.

You work with a dedicated project team rather than a rotating cast. You can meet the people behind the builds on our team page.

Both. We build single family homes for owner-occupiers and we handle townhouse and multi-unit developments for investors and developers.

We follow ten clear stages: finding land or planning a rebuild, working with an architect, refining your plans and selections, finalising finance, signing the contract, securing consents, starting construction, quality assurance and code compliance, handover, and moving in. Each one is set out on our building process page.

Land in Auckland is in short supply, so this can be the hardest part for first-time builders. We help you decide between buying a new section or demolishing and rebuilding on a property you already own, based on your budget and your requirements.

Architectural plans are drafted to submit to council, and resource consent may be needed before building consent is applied for. We work with the architect alongside you so the plans match both your budget and how you want to live. See building consent in NZ for the consent side.

This is where your plans and specifications are shaped to reflect your needs. You are given renders so you can picture the finished home before committing to the design, and you are guided to suppliers to choose fittings, fixtures and flooring ready to order.

Your bank will want a building contract, specifications and a full breakdown of progress payments. Our office team helps you assemble the documentation so the application runs smoothly. More detail on construction loans.

You receive a copy of the contract, and we recommend your lawyer reviews it for peace of mind. Once finance is confirmed and your lawyer gives the go-ahead, both parties sign and a deposit gets things moving.

This stage can feel nerve-racking because it takes time and involves back-and-forth between the architect, our development team and Auckland Council to get sign-off. Consenting timeframes are set by council, so we keep you informed as it progresses.

Construction is a carefully staged event. We schedule and assign the personnel, contractors, suppliers and project managers, and book the start date so the build runs to a plan rather than by chance.

Once the build is finished, our quality assurance runs as a three-step review across the site manager, the project manager and the head of project management. We also book a council inspection and apply for the Code Compliance Certificate.

We arrange a date to walk through your finished home together and carry out any final touch-ups. Then we hand over the keys and welcome you home.

A fixed-price contract sets the construction cost up front for the agreed plans and specifications, so the price only moves if you request changes. It gives you a firm number to take to the bank. We explain what your contract covers before you sign.

Construction in Auckland runs roughly $3,200 to $5,000+ per square metre in 2026, higher than the wider New Zealand range of about $2,500 to $4,500 per m². A 150m² home therefore sits around $480,000 to $750,000 for construction alone, before land, site works and council costs. Full breakdown in our guide to how much it costs to build a house in NZ.

A standard three-bedroom home runs 130m² to 160m². At mid-range Auckland rates of $3,000 to $4,500 per m², that is roughly $450,000 to $720,000 in construction. Add land, site works, consent and contributions and the all-in figure commonly sits between $900,000 and $1.2 million. Source: our cost-to-build guide.

The rate almost always covers construction only: foundations, framing, roof, walls, kitchen, bathrooms and standard fit-out. It excludes land, site works, consent fees, development contributions and driveways. See the full list of what the rate leaves out.

They are a council charge toward infrastructure, payable at consent. For 2025/26 the Auckland average is around $20,000 + GST per household equivalent across most of the region, rising to roughly $48,000 in designated Investment Priority Areas, and both increase 2% a year. Use the Auckland Council development contributions estimator for your site, and see our cost guide.

The MBIE building levy is $1.75 (incl GST) per $1,000 of building work on projects valued at $65,000 or more. The BRANZ research levy adds $1 per $1,000 over a $20,000 threshold. On a typical new home the two together run to roughly $1,500 to $2,000, collected with your consent. More in our building consent guide.

For a standard Auckland new build, consent and the Code Compliance Certificate together typically run $8,000 to $20,000, charged by Auckland Council on a cost-recovery basis rather than a flat fee. Figures from our cost-to-build guide.

Land, higher development contributions, and more demanding sites all push Auckland above regional rates. Where a regional build might run $2,500 to $4,000 per m², Auckland sits at $3,200 to $5,000+. We break down the four main drivers in our cost guide.

Often, yes. The kitchen, bathrooms, wiring and plumbing are close to fixed costs, so on a compact home they are spread across fewer metres. A tidy 100m² build can sit higher per m² than a 220m² home on the same spec. This matters most for minor dwellings.

Most Auckland house and land packages in 2026 sit between roughly $750,000 and $1.3 million, depending on the suburb, section size and spec, with the build portion running about $3,000 to $5,500 per m². See our house and land packages guide.

As a feasibility guide, expect an indicative all-in figure of roughly $330,000 to $480,000 on a flat, serviced, standard-suburb site, covering build, design, services and the council development contribution. Small builds carry a higher per-m² premium. Detail in our minor dwelling guide.

Earthworks, retaining, drainage, driveways and service connections can run anywhere from about $30,000 on an easy site to well past $150,000 on a difficult one. The section is the biggest swing factor, which is why we assess it early. See site work costs.

Not responsibly. A firm number needs your section, your plans and your spec in front of us. Anyone quoting a single confident figure before seeing those is guessing. Book a consultation and we will work toward an accurate quote.

A sensible buffer is wise, because site conditions and selections can shift the number. We help you set a realistic budget with room for the unexpected rather than a figure that only works if nothing changes.

Not the way it used to. Interest is 100% deductible on every residential rental from 1 April 2025 and the bright-line test is two years for all of them, so the new-build exemptions that shaped decisions before 2024 no longer apply. What a new build still changes is depreciation on brand-new chattels, day-one Healthy Homes compliance, and how a bank sizes the loan. We build homes, we are not tax advisers, so confirm your own position with your accountant. Our guide to new build investment property in NZ sets out the current rules.

A construction loan has a total approved limit, but the money is drawn down in stages as the build progresses, so you pay interest only on what has been drawn rather than the full amount from day one. We explain the mechanics in our construction loan guide.

No. New builds are paid through progress payments tied to construction stages, with a deposit at contract signing. Your bank draws down against each stage as work is completed.

Progress payments are instalments paid as the build reaches agreed milestones, such as foundations, closed-in and completion. The schedule is set in your contract so both you and your bank know what falls due and when.

That depends on your lender, your equity and your build. In one worked example a couple funded the start with their deposit and KiwiSaver, and the bank drew down the balance across the build. Your bank or mortgage adviser sets the exact figure. See our construction loan guide.

Many first-home buyers use a KiwiSaver first-home withdrawal toward a new build, but eligibility and amounts depend on your provider and the rules that apply to you. Check with your KiwiSaver provider before you rely on it.

Typically a signed building contract, the specifications, and a full breakdown of progress payments. Our office team helps you pull these together so the application is not held up.

Yes. Finalising finance is a defined stage in our building process, and our office team assists so you have the documentation your bank requires ready to go.

The deposit is paid once the contract is signed, after finance is confirmed and your lawyer has reviewed the contract. That deposit is what gets the project moving.

No. You arrange finance through your own bank or mortgage adviser, and we support the process by supplying the contract and documentation they need.

Development finance funds multi-unit and subdivision projects and is structured differently from a standard home loan, with lending assessed against the completed project. We cover it in our development finance guide.

New build pricing generally includes GST. If you are building dwellings to sell, that is a taxable activity and you must register for GST once turnover passes $60,000. For your own tax position, talk to your accountant. Background in our development finance guide.

Yes. Finding the right section is the first stage of our building process, and our team can help you weigh up options against what you want to build and spend.

Flatter, well-serviced sections in a zone that allows what you want to build are the most straightforward. Slope, soil, hazard overlays and where services sit all affect cost, so the section deserves close attention before you buy.

Considerably. The same house on a sloping Auckland site can cost around $100,000 more than on a flat one, and nearly all of that difference is in the ground: earthworks, retaining and foundations. See how the site drives cost.

The Unitary Plan sets the zoning that governs what you can build on a section, including height, coverage and how many dwellings are allowed. We explain the main residential zones in our Auckland Unitary Plan zones guide.

It depends on the zone, the site size and the overlays. As a rough guide, established sites of 600m²+ in higher-density zones are where subdivision most often becomes feasible. Our subdivision cost guide walks through the checks.

Auckland Council puts a straightforward two-lot subdivision at roughly $120,000 to $150,000 for consent, a new title and professional fees. Once development contributions, Watercare charges and physical works are added, the all-in figure commonly lands at $140,000 to $190,000+ per new lot. Detail in our subdivision guide.

It is a one-off charge that funds bulk water and wastewater capacity for a new dwelling, and it sits outside your building consent. In metropolitan Auckland it is $29,348.46 including GST per residential unit under the 2026-27 schedule, after a rise of about 20% on 1 July 2026. Watercare revises the schedule each 1 July, so check the current figure if your project straddles a July. See our subdivision cost guide.

Water, wastewater and power connections are part of the cost of a new build or a new lot, and how far the services sit from the boundary makes a real difference. We factor connections into the site assessment early.

Yes. Demolish-and-rebuild is a recognised pathway in our building process and is common where good Auckland land is hard to find. We assess the existing site and zoning before recommending it.

Rules changed on 6 March 2026. Australian and Singaporean citizens buy freely, and certain investor-visa holders can use a new pathway for property worth $5 million or more with Overseas Investment Office consent. This is a consent process, not an automatic right, so take legal advice. See our overseas investors guide.

It is the council sign-off confirming your survey plan is approved and every subdivision consent condition has been met, secured by a bond, or carried forward as a consent notice. Land Information New Zealand will not deposit your plan or issue new Records of Title without it. A section 223 certificate comes first, and two statutory clocks run between the two, so a granted subdivision consent does not by itself create a new title. Our guide to the 224c certificate walks through the sequence.

Both. We adapt the home to your lifestyle rather than the other way around, from single-family layouts to more detailed custom designs. Read more on our new home page.

Yes. We work with the architect alongside you so you are making informed decisions at every step and building a home designed to last. More on our new home page.

Yes. During the plan-refinement stage you are given renders of your property so you can picture the finished result before you commit to the design. That stage is set out in our building process.

Yes. Once your plans are settled, we guide you to suppliers to choose fittings, fixtures and flooring, ready to be ordered and delivered on schedule.

Plans can change, especially early on. Once the contract is signed, changes are handled as documented variations, which can affect cost and timing, so we lock selections as early as is practical.

We shape the design to your budget from the start rather than designing first and pricing later. Working plans and spec against a realistic number is the surest way to avoid a blowout. See our cost guide for the drivers.

Yes. We design for how people actually use their spaces and for how needs change over time, so the home stays usable and adaptable well beyond move-in. More on our new home page.

Yes. A demanding site shapes the design, and getting the site assessment right early lets us plan foundations and layout that suit it rather than fight it.

Ownership and use of the plans are set out in your building contract. We recommend your lawyer reviews the contract so you are clear on this before signing.

Yes. We design and build townhouse and multi-unit schemes, where shared walls and repeated plans can make construction more efficient per unit. See our townhouses page and our townhouse development guide.

Almost every new home in New Zealand needs a building consent. The rules are specific to your project, so consent requirements should be confirmed with Auckland Council or a Licensed Building Practitioner. Background in our building consent guide.

They are different approvals. Resource consent deals with how a project fits the planning rules for the site, while building consent deals with whether the work meets the Building Code. Some projects need both. We explain the distinction in our building consent guide.

From 15 January 2026, a qualifying single-storey, detached dwelling up to 70m² can be built without a building consent, provided every condition is met and a Licensed Building Practitioner designs or supervises it. The limits are tight, so confirm eligibility with an LBP or council. See our minor dwelling guide.

Yes. A Project Information Memorandum is mandatory even for the 70m² exemption, though the building consent itself is not. Detail in our building consent guide.

Restricted Building Work is the higher-risk structural and weathertightness work that must be carried out or supervised by a Licensed Building Practitioner. Whether your work falls under it is a matter for an LBP or council to confirm.

Consent timeframes are set and processed by Auckland Council, and they depend on the project and how complete the application is. We prepare a thorough application and manage the council liaison to avoid the delays that come from missing information.

We work with the architect and our development team to prepare and lodge the consent, handling the back-and-forth with Auckland Council through to sign-off. This is stage six of our building process.

A Project Information Memorandum is issued by the council and sets out information the council holds about your site that is relevant to the build. It is part of the consent process, and council is the authority on what yours contains.

Yes. Our development team manages the back-and-forth with Auckland Council through consenting and inspections, which is part of the project management we provide.

Higher-density zones such as Mixed Housing Suburban and Mixed Housing Urban tend to give a 70m² dwelling room, while the Single House Zone can make the same footprint a squeeze. Your specific rules should be confirmed with council. See our minor dwelling guide and zones guide.

For anything binding on consents, Restricted Building Work or the Building Code, rely on Auckland Council or a Licensed Building Practitioner. Our guides give you the lay of the land, but council and an LBP give you the ruling for your project.

Most standard Auckland new builds take around 9 to 14 months from the start of construction to the Code Compliance Certificate, depending on size, complexity and weather. Source: our cost-to-build guide.

The build is only part of it. Design and consent come first, and a typical new home runs around 12 months or more from consent to handover, with the earlier design and consent stages on top. We set realistic expectations at the start. See our house and land guide.

Design depends on how settled your brief is, and consent timeframes are set by Auckland Council. Both can take several months. A complete, well-prepared application is the best way to keep the consent stage moving.

The common causes are weather, incomplete consent applications, mid-build variations and unexpected site conditions. Good planning and early selections remove most of the avoidable delays.

A straightforward Auckland townhouse development commonly runs 18 months to two years or more from feasibility to titles, and a notified consent or a services upgrade can push it out further. See our townhouse development guide.

A straightforward Auckland subdivision typically takes 6 to 12 months from first feasibility to new titles in hand. Detail in our subdivision guide.

Yes, particularly in the early stages when the site is open, such as earthworks and foundations. We build weather into the programme rather than treating it as a surprise.

Yes. Construction is a planned and staged event, and we schedule the personnel, contractors and suppliers with a booked start date so the build follows a programme. This is stage seven of our building process.

It can. Variations, material lead times and site conditions all move dates. We keep you informed as the programme updates rather than leaving you guessing.

Earlier than most people expect. Land, design and consent all take time before construction begins, so starting the conversation early gives your project the best run. Book a consultation to get going.

You work with a dedicated project team that manages the build and keeps you informed as it progresses, rather than leaving you to chase updates. This is central to our project management.

Your project manager is your main point of contact through the build. You can see the wider team on our team page.

Site visits are arranged with your project or site manager. A live construction site has real safety requirements, so visits are coordinated rather than unannounced.

A variation is a change to the work agreed in your contract, such as a different fitting, layout tweak or added scope. Variations are documented and priced so there are no surprises on the final account.

Changes are possible and are handled as variations. Because a change can affect both cost and timing, and some materials are already ordered, the earlier you raise it the smaller the impact.

We do. We schedule and assign the personnel, contractors, suppliers and project managers, so the trades are coordinated around one programme. This is stage seven of our building process.

Raise it with your project manager. Our quality assurance and project team are set up to catch and resolve issues as the build goes, not only at the end.

Once the build is finished we run a three-step quality assurance review across the site manager, the project manager and the head of project management, against a set standard before handover. See stage eight of our building process.

Under a fixed-price contract the main thing that moves the number is a variation you request. We price variations as they arise so your budget stays under control. Background in our construction loan guide.

It is far better to lock selections before construction begins. Late choices are handled as variations and can hold up the programme if the material has a long lead time.

We arrange a date to walk through your finished home together, carry out any final touch-ups, then hand over the keys. These are the last two stages of our building process.

It is a final walk through the completed home with you, where we check the finish together and note anything that needs a touch-up before you take possession.

It is the list of small items noted at the walkthrough, such as a mark or an adjustment, that we complete before or shortly after handover. It is a normal part of finishing a build well.

The keys are handed over once the quality assurance and sign-off are complete and the final walkthrough touch-ups are done. That is the final stage of our building process.

You receive the keys to your new home along with the documentation for the build. We talk you through what to expect at handover so nothing is a surprise on the day.

New builds carry a 12-month defect repair period from completion. Inside that window you notify us of a defect and we put it right, or show it was not ours to fix. Detail in our builders guarantee guide.

In the first 12 months, once you notify a defect the builder either fixes it within a reasonable time or proves it was not their doing. After 12 months the onus shifts to you, though the longer implied warranties still run. See our builders guarantee guide.

Yes. We book a council inspection of the finished work and apply for the Code Compliance Certificate as part of stage eight. The council is the authority that issues the certificate.

Handover covers final touch-ups to complete the contracted home. Anything beyond that is treated as separate work rather than part of the build, so it is best raised well before you reach handover.

Get in touch with our team through our contact page. We stay reachable after handover, including through the defect period.

A CCC is the council certificate confirming the completed building work meets the building consent and the Building Code. Auckland Council inspects the finished work and issues it. See our building consent guide.

We do. After the build is complete we book the council inspection and apply for the Code Compliance Certificate as part of our quality assurance stage. See stage eight of our building process.

The Building Act gives you implied warranties that run for up to 10 years from completion, and they apply whether or not they are written into your contract. Our builders guarantee guide sets them out in full.

In plain terms: the work is done properly and competently, materials are suitable and new, the work complies with the Building Code, it is carried out with reasonable care and skill and finished on time, the home is suitable to live in, and it is fit for any stated purpose. See our builders guarantee guide.

Yes. A written contract is required by law once residential building work will cost $30,000 or more including GST. Below that a written contract is not compulsory, but you can still ask for one, and we recommend your lawyer reviews it. Detail in our builders guarantee guide.

Before signing, at the $30,000 threshold or on request at any price, your builder must provide a disclosure statement and a consumer protection standard checklist. Knowingly providing false or misleading disclosure carries significant penalties. See our builders guarantee guide.

The Building Act warranties are your baseline protection and apply automatically for up to 10 years. A guarantee is an additional product on top of that. Ask us what applies to your specific build. Background in our builders guarantee guide.

Not yet, but a change is proposed. The Building Amendment Bill, which passed its first reading on 2 July 2026, proposes mandatory home warranties for new builds and major renovations valued over $100,000. We cover the proposal in our builders guarantee guide.

The implied warranties run for up to 10 years from completion, with the builder carrying the burden of proof for the first 12 months during the defect repair period. See our builders guarantee guide.

For anything binding, rely on a Licensed Building Practitioner, your lawyer, or MBIE’s Building Performance information. Our guides explain how it works, but those sources give you the ruling for your situation.