Waiting on consent has always been the slowest part of building a home in New Zealand. Plans are done, the client is ready, the factory has a slot, and everyone waits on paperwork.
Here's what changed, what it means for your project, and the one step we now recommend every Manor Build client takes first.
What is BCAL?
BCAL describes itself as "the first truly independent nationwide Building Consent Authority in New Zealand" (bcapprovals.nz). It's IANZ-accredited and does the same statutory job as a council building team: it checks building work against the Building Code, carries out inspections, and issues the Code Compliance Certificate (CCC).
The difference is how it operates. BCAL is a business that competes on service. It publishes service commitments, it's accountable for meeting them, and it even chases Manor Build if we're the ones holding things up. When a consent authority has to compete for your business, service improves.
Consent costs are about the same as going through council. The speed doesn't cost you extra.
What consents does Manor Build need for a transportable home?
Every transportable home Manor Build builds needs two separate consents. We prepare and lodge both on your behalf, and BCAL processes both.
Because the home consent comes first, Manor Build's factory work can begin without waiting on the site consent.
What used to slow things down
Under the council route, consent processing was usually the longest wait in a project. Councils have up to 20 working days to process a consent, and the clock stops every time they ask for more information. At the other end, a CCC could take up to another 20 working days after all the paperwork was uploaded.
For a transportable home, both waits matter. The house can be finished and ready to go in our yard while the paperwork catches up.
What's changed since Manor Build switched to BCAL?
Faster consents
BCAL's published commitment is 10 working days for a standard building consent (client commitment). Manor Build's first three came back in 3, 5 and around 6 working days.
That covers all the consenting for your project: the home itself being the first consent we get, plus the relocate/site consent for your site, foundations and services. BCAL handles the lot.
Starting the build sooner
With consent no longer the bottleneck, the pace is set by how quickly our trusses arrive. Once your design is confirmed, Manor Build can typically be underway within one to two weeks. Previously that gap was around six to eight weeks.
Video inspections
BCAL carries out its inspections by video, so there's no waiting for an inspector to travel to our New Plymouth factory.
A faster CCC
BCAL commits to issuing the CCC within 48 hours of a passed final inspection, once all supporting documents are in. This matters more than most people expect:
- Banks often release final lending on the CCC
- Insurers may need it before they'll cover the home
- Getting it sooner takes risk out of the end of your project
Why we now recommend a PIM as your first step
One part of the process sits outside BCAL. To start the relocation consent, we need a Project Information Memorandum (PIM) from the council where your home is going. In many cases, the council takes longer to issue the PIM than BCAL takes to issue the consent.
So Manor Build has changed how we start projects. A PIM is now the first step in our pre-contract process, alongside your geotech report.
We handle it for you for $1,000 including GST, council PIM fee included. That covers:
- Basic plans of your home on your site
- Preparing and submitting the PIM application
- A consultation afterwards to go through what the PIM shows
The PIM does more than unlock the consent. It surfaces site-specific planning issues early, such as:
- Overlays, including flood-prone land and natural hazards
- Limits on the number of dwellings on a site
- Site coverage limits
- Other district plan rules that apply to your property
Finding these early means we resolve them before your design is frozen and before consent is lodged, not halfway through. Together, a PIM and a geotech report give you a clear picture of your site before you commit to the full contract.
What hasn't changed
A faster consent authority speeds up the building consent side only. These still run on their own timeframes:
- Resource consent. If your site needs one (for example, for setback or coverage issues), it still goes through your council and sits outside Manor Build's standard scope.
- Council development contributions, which you manage directly with council.
- Finance arrangements with your bank.
The PIM-first approach is designed to surface any resource consent issues early, so they don't catch you out later.
What does this mean for your build timeline?
Manor Build's 5D process (Discover, Design, Detail, Do, Delivery) stays the same. The gaps between stages are shorter:
- Detail: your PIM and geotech report come in early, so planning surprises are dealt with before consent.
- Do: factory construction starts sooner after design is confirmed. The build itself still typically takes 10–12 weeks.
- Delivery: your CCC follows quickly after the final inspection, so lending and insurance aren't left waiting.
Across the whole project, that typically adds up to around four to six months from sign-up to delivery across the North Island.
FAQ
How long does a BCAL building consent take compared to council?
BCAL's published commitment is 10 working days for a standard building consent, compared with council's statutory 20 working days (with the clock pausing every time they request more information). Manor Build's first three BCAL consents came back in 3, 5 and 6 working days, cutting around 6–8 weeks off our overall transportable home build timelines.
What is a PIM and when do I need one in New Zealand?
A Project Information Memorandum (PIM) is a council-issued report showing the planning rules, overlays, and site-specific issues that apply to your property, such as flood zones, dwelling limits, and setback rules. For a Manor Build transportable home, a PIM is now the first step in your pre-contract stage, surfacing site issues before design is frozen. We prepare and submit it for you for $1,000 including GST, council PIM fee included.
Is an independent consent authority as rigorous as council?
Yes. BCAL is IANZ-accredited and works to the same Building Code. The difference is service and speed, not the standard your home has to meet.
Does it cost more than going through council?
No. Consent costs are about the same.
What do I need to do differently?
Start with a PIM. Manor Build prepares and submits it for you as the first step of your pre-contract stage.
Does this apply to granny flats?
Minor dwellings of 70m² or less that meet the Schedule 1A conditions don't need a building consent at all, so this change mainly affects Manor Build's full-size homes.
Ready to start?
If you have a site in mind, a PIM is the best first step. Call us on 0800 626 672 or get in touch to talk through your project.
