Glossary of Building Terms

Alternative Solution 
A design solution which differs totally or partially from Acceptable Solutions (see definition above) yet complies with the performance requirements of the New Zealand Building Code. These are ‘stand-alone’ solutions considered and approved on their individual merits by a Building Consent Authority or building certifier.

Appraisal
An independent assessment of building products, materials, systems or methods of design or construction. Products are assessed for Building Code compliance and fitness for purpose.

Arbitration 
An alternative dispute resolution procedure by which an independent, neutral third person (‘arbitrator’) is appointed to hear and consider the merits of the dispute and render a final and binding decision, called an award.

Architect 
A person qualified and trained to design, document, coordinate and administer building design, and who is registered under the Architects Act 1963.

Architecture 
The planning, design, specification and decorative treatment of a construction, also known as ‘the art and science of building’.

Assessment of Environmental Effects Report 
A report to accompany an application for resource consent outlining the effects that a proposed activity might have on the environment.

Barrier cladding 
Cladding that relies on ‘face sealing’ as its primary means of achieving weathertightness.

Bill of quantities 
see Schedule of Quantities.

Body corporate 
The governing body of unit owners within a building, elected by the owners to manage the building and common areas.

Borer 
A wood-boring insect at the larval phase which tunnels into untreated timber, leaving behind wormholes when they emerge as adults.

Bracing 
A reinforcing system of permanent or temporary diagonal stiffening members (or sheet braces), inserted in structural framework to resist wind, earthquake or other applied forces.

Brick veneer 
A non-loadbearing facing of brickwork laid outside, and tied to, a loadbearing timber or metal framed structure.

Building
Any temporary or permanent, movable or immovable structure, including a structure intended for occupation by people, animals, machinery or chattels.

Building Act 1991
An Act to consolidate and reform the law relating to building and to provide for better regulation and control of building, now replaced by the Building Act 2004.

Building Act 2004 
An Act that aims to improve control of, and encourage better practices in, building design and construction, so that buildings are designed and built right first time. This will give greater assurance to building owners and users, particularly homeowners, that their building meets standards set out in the Building Code.

Building certifier 
The 1991 Building Act allowed private individuals and companies to operate as private building certifiers to certify that building plans and specifications or completed buildings complied with the Building Code. Building certifiers operated in competition with local councils in this respect. From 31 March 2005 building certifiers were not permitted to take on new work. This is a requirement of the Building Act 2004. The last active certifier finished operating in November 2005.

Building Code 
Set of national, mandatory standards for building work, forming part of the Building Regulations 1992. The New Zealand Building Code is performance based, that is, it specifies the performance required of a building rather than the particular materials, methods etc. to be used in construction.

Building consent 
Consent issued by a Building Consent Authority for building work to begin in accordance with the approved plans and specifications.

Building Consent Authority 
Building Consent Authorities (BCAs) play a key role in the building controls process. Most city and district councils are BCAs. BCAs issue building consents, undertake inspections during construction and issue code compliance certificates, certifying that the finished work complies with the Building Code. They also issue notices to fix and compliance schedules. BCAs charge a fee for these services. The fee depends on the BCA and the amount of work involved, but is generally set for the recovery of reasonable costs. It will be as a proportion of the whole building project to provide assurance that the job has been done properly.

Building control 
Regulation of the construction and use of buildings, with the primary objective of safeguarding the health and safety of people using any building.

Building controls process 
The system of consents, inspection and certification of building work, aimed at safeguarding the health and safety of people using any building.

Building element 
Part of a building or structure having its own functional identity, for example, a roof. It includes fixtures, services, drains, permanent mechanical installations for access, glazing, partitions, ceilings and temporary supports.

Building envelope 
The entire exterior surface of the building, including foundations, walls, doors and windows, which encloses or envelopes the space within.

Building wrap 
A building paper or underlay placed behind the exterior cladding to prevent condensation or moisture penetrating to the interior.

Cadastral plan/map 
A map showing boundaries and ownership of land.

Cantilever 
A projecting feature or structural member which is supported at one end only, for example, a cantilever balcony.

Carpenter 
A person who works to erect timber framing and other components used in construction work.

CCA (copper chrome arsenate) 
A chemical used in treating timber to give protection from decay.

Certificate of acceptance 
A certificate issued by a council in special circumstances when a code compliance certificate cannot be issued which confirms that, to the extent an inspection was able to be carried out, the work complies with the Building Code.

Certificate of title 
A document attesting to the rights of ownership to a piece of land. It describes the land involved, the area, the legal description, the type of ownership, and lists any mortgages, charges, leases and easements or other encumbrances over the land. See also Title Search.

Code compliance certificate (CCC) 
A certificate issued by a Building Consent Authority at the completion of building work, confirming that the building work under the building consent complies with the approved plans and specifications.

Compliance Documents 
Documents published by the Department of Building and Housing. They comprise Acceptable Solutions and Verification Methods that provide methods of compliance with the Building Code. Though optional, Compliance Documents are commonly followed in domestic building projects because they provide a straightforward 'recipe' for building. (Compliance Documents were formerly known as Approved Documents).

Compliance schedule 
A document that lists the inspection, maintenance and reporting procedures for systems in a building (eg. lifts, fire alarms) to ensure their continued safety of opertaion. For single residential dwellings, compliance schedules are only required if there is a cable car.

Consent notice 
A notice issued under the Resource Management Act 1991 and recorded on the Certificate of Title in respect of the ongoing matters affecting the property. For example, geotechnical or footpath matters.

Contingency sum
A sum of money included in the contract documents to cover the cost of items that cannot be defined or are unforeseen.

Contract Site Instruction (CSI) 
An instruction from the owner or agent to the main contractor.

Contract Variation Order (CVO) 
An order to make a variation to the contract which must be agreed to by both parties to the contract.

Conveyancing 
The process of transferring the ownership of any property or real estate from one person to another.

Damp-proof course (DPC) 
A layer of durable vapour barrier placed between building elements to prevent the passage of moisture from one element to another.

Department of Building and Housing 
The Department of Building and Housing manages the system that regulates building work and monitors its effectiveness. This includes reviewing the Building Code and producing documents to show how to comply with it. The Department also monitors the performance of Building Consent Authorities (BCAs) and district and city councils, and can investigate complaints.

Deposited plan 
Survey plan giving legal definition to property boundaries.

Determination 
A binding decision on technical matters of doubt or dispute regarding compliance with the Building Code or decisions by Building Consent Authorities and councils.

District Land Registrar (DLR) 
An officer appointed to administer the Land Transfer Act 1952 (in a land registration district), including the deposit of Land Transfer Plans and the issue of new certificates of title.

District plan 
A document, generally consisting of maps, policies and rules, which sets out the activities permitted on any land governed by a district or city council. It provides the conditions under which these activities are permitted and lists which activities require resource (or planning) consent.

Drainage easement 
The right of a property owner to enter other property to lay or maintain drainage reticulation. Councils have an easement in gross (an easement that does not benefit a particular tract of land but runs through all parcels of land in an area) which allows them to enter property to lay and maintain pipes.

Drainage plan
A sketch plan lodged with the local council which shows where private wastewater and stormwater drains are laid and where they connect to the main sewer.

Easement 
The right of the owner of one parcel of land to use all or part of the land of another for a specific purpose. One property will enjoy the benefit of the easement and the other will be subject to the right. Examples are drains, telephone cables, or Right of Way. In most cases easements ‘run with the land’ so that when land is bought or sold the easements which relate to that land ‘go with the land’.

Energy work certificate 
A certificate given by a licensed plumber, electrician or gas fitter when they have finished, to certify the work has been done in accordance with the relevant codes.

Enforcement order 
An order to enforce compliance with the Resource Management Act 1991. It differs from an abatement notice in that anybody (not just the council) can apply for an enforcement order against somebody else. These are issued by the Environment Court rather than the council.

Fixed priced contract 
Contract with a pre-determined and agreed upon price. It may be qualified by clauses providing for adjustment of the price under stated circumstances. For example, unavoidable delays in construction, unavailability of specified items, or changes required by the customer.

Functional Requirement 
A term in the Building Code used to describe what is required of the building work so that the objectives of the particular Building Code clause will be met.

Geotechnical report 
A report, prepared by a soils engineer, setting out the geotechnical limitations of a site in terms of soil stability, and making recommendations to overcome any limitations.

Kiln-dried 
Wood seasoned in a kiln by means of artificial heat, controlled humidity, and air circulation to control moisture content.

Land Information Memorandum (LIM) 
A report issued by the council, usually to a potential purchaser. It lists information the council has about the property, including what building consents and code compliance certificates have been issued.

Lease 
A contract between the owner (lessor) and the tenant (lessee) stating the conditions under which the tenant may occupy or use the property for a fixed period of time.

Liquidated damages 
A predetermined estimate, stated in a contract, of the amount of damages to be paid by the party breaching the contract.

Loadbearing wall 
A wall that supports a vertical load, such as joists, beams, girders, floor trusses or roof framing. 

LSOP (Light Organic Solvent Preservatives) 
A white spirits based wood preservative involving the impregnation of preservative into wood using controlled vacuum processes.

Monolithic cladding 
A cladding of sheet material forming a continuous mass, with an applied coating to give the appearance of a seamless cladding.

Movement-control joint 
A joint or gap constructed in masonry, concrete, claddings or slabs-on-ground to control and absorb movements.

Non-loadbearing wall 
A wall, usually an internal wall, that does not support an overhead load.

Notice to fix 
A notice issued by a BCA, a council or regional authority for breaches of the Building Act or regulations (eg, where building work does not comply with the Building Code). It specifies what remedial work must be done and by when. It is an offence to fail to comply with a notice to fix and a building owner can be fined up to $200,000, plus a further $20,000 a day as long as the offence continues.

Overflow
Pipe or drain that allows excess liquid to escape.

Parapet 
That portion of a vertical wall of a building which extends above the roof line or balcony floor.

Performance criteria 
Qualitative or quantitative criteria which the building is to satisfy in performing its functional requirements.

Performance requirement 
A term in the Building Code used to describe either qualitatively or quantatively how far the building work must go in meeting a particular Building Code clause's objectives and functional requirements.

Permitted activity 
An activity listed in a district plan for which no resource consent is required.

Plans and specifications 
The documents according to which building work is proposed to be constructed, altered, demolished or removed. They include proposed procedures for inspection during construction, alteration, demolition or removal.

Practical completion 
When everything in the contract is completed although there may be minor maintenance items still to be completed.

Prime cost (PC) sums 
Specific, adjustable amounts allowed in the contract for the supply of required materials, for example, hardware and plumbing ware.

Producer statement 
A statement confirming that plans, specifications, or completed works comply with the technical requirements to satisfy the Building Code. A producer statement will usually be issued by a recognised specialist, for example, engineer, architect, appraisal organisation or competent contractor. It is up to the Building Consent Authority to decide whether to rely on such a statement.

Product Certification
Certification by a product certification accreditation body that a specific building product, system or method meets nominated provisions of the Building Code if used in accordance with conditions on the product certificate.

Project Information Memorandum (PIM) 
A report, issued by the local council prior to issuing a building consent, confirming that building work may proceed, subject to any requirements under legislation other than the Building Act. It may also notify that building work may not be done. It includes information the council considers to be relevant to the proposed building work such as potential erosion, subsidence, slippage, and flooding.

Provisional (net) sums 
Adjustable amounts to be used to pay for complete sections of work which cannot be accurately estimated in the contract documentation.

Quantity Surveyor
A person who can assess your plans and tell you what materials you will need, in what quantities, and an estimate of how much it should cost.

Resource consent 
A land-use consent, issued under the Resource Management Act 1991, by the local council, for land use not designated a permitted activity in the district plan.

Retentions 
A sum of money held back from the final progress payment as a safeguard against non-performance or faulty work. This amount and the withholding period are strictly defined by the conditions of contract.

RMA 
Resource Management Act 1991.

Saddle 
(a) Two sloping surfaces meeting in a horizontal ridge. (b) A small structure designed to facilitate drainage of water away from flashing components. (c) U-shaped cleat for securing lighting conduit or piping.

Schedule of quantities 
A detailed listing of the quantities of materials, labour and any other items required to carry out a project, based on the working drawings, specifications, and schedules for the project.

Specific design 
Calculations and detailed drawings usually of an engineering nature, by persons with appropriate technical expertise, relating to a design solution specific to a particular project. Specific designs may be supported by a
Producer Statement.

Specification 
Detailed written instructions containing details or work to be done and materials to be used in the construction of a building. See also
Plans and Specifications.

Subcontractor
A tradesperson hired to do specific work such as plumbing, wiring or painting. The subcontractor takes instructions from, is paid by, and is responsible to the main contractor.

Subsidence 
The settling or sinking of the ground as a result of the loss of support from underlying soils or strata. This could be due to factors such as earthquakes, compaction, a decrease in groundwater, underground excavations or the settling of waste.

Surface water 
Naturally occurring water, other than sub-surface water, which results from rainfall on the site or water flowing onto the site.

Survey plan 
A plan showing legal boundaries of properties, the area and dimensions and the 'appellation’, for example, Lot 1 DP 12345.

Tendering 
Potential suppliers send tenders (offers) for supplying goods and/or services. The contract is formed when an offer is accepted.

Territorial Authority (TA) 
City or district council.

Title 
see Certificate of Title. 

Title search 
An examination of the chain of title to real property as indicated in the public records in order to determine the ownership of the property, and any encumbrances or defects on the title.

Toby 
Box, usually set flush with the ground, containing the control valve for the supply of water or gas to a property.

Unit title 
A title that records ownership of a ‘unit’ of a larger property, and an undivided share in the ownership of the common property. The owner becomes a shareholder in the company that manages the common areas, such as a garden, garage, pool, parking space, lifts and laundries. The unit can be bought and sold, or leased or mortgaged. Other names for unit title are stratum estate or strata title.

Vapour 
The suspension in the air of particles of a substance, such as water or chemicals.

Vapour barrier 
Sheet materials or coatings having a low water-vapour transmission and used to minimise water-vapour penetration in buildings. Also known as damp-proof membranes.

Verification Method 
A method by which building work may be verified for compliance with the Building Code. Verification Methods can include calculations, laboratory tests or tests in-situ. Verification Methods are published in the Department of Building and Housing's Compliance Documents.

Waterproofing 
The process of rendering a building totally resistant to the passage of water and/or water vapour.

Weathertightness 
The term used to describe the resistance of a building to the weather. Weathertightness is not necessarily waterproofing, but rather preventing undue dampness inside buildings and damage to building elements.

Wind barrier 
A barrier primarily designed to resist wind pressures, but also to provide a second line of defence against rainwater leakage. Often used behind less weathertight claddings in high and very high wind zones.

Zoning 
Limits prescribed by town planning or building bylaws to describe areas which are set aside for specific uses or interests, for example, high rise, residential or industrial.

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