Step 3: Solutions available to consent applicants
If there are concerns that non load-bearing timber has been used and presents a problem, there are a range of options available to consent applicants.
The Building Act 2004 and Building Code enable a range of possible solutions. The minimum three options a BCA should provide to all consent applicants are provided below.
Option 1
Confirm the properties of the timber being used are in accordance with the consented documents and the engineered truss design.
Where the owner decides to provide information verifying that the timber installed is structural timber, this should not be considered an amendment to the building consent as it simply complies with the original consent documentation.
However, the BCA must record this confirmation and any decisions on the consent file.
Option 2
Keep the suspect timber in place, but use an engineered solution to ensure sufficient structural integrity is still achieved for compliance with Clause B1 Structure of the Building Code.
In some cases this engineered solution may involve remedial works, in other cases it may not. An engineered solution should be considered as an amendment to the building consent unless it verifies that the structural integrity is not prejudiced by the use of suspect timber.
However, the BCA must record confirmation and any decisions around this must be well recorded during inspection and processing by the BCA on the consent file.
Option 3
Remove and replace the suspect timber with new timber that has verified timber properties. Where the issue is caught early (such as at pre-wrap inspection), this may be a sensible option for the owner to consider.
Where the owner decides to remove and replace suspect timber, this should not be considered an amendment to the building consent as it simply complies with the original consent documentation.
However, decisions around this must be well recorded by the BCA on the consent file.
Amending the consent
A blanket policy approach where BCAs mandate only one solution (eg requiring replacement and removal of the suspect timber in all cases) is inconsistent with the Building Act 2004 and considered inappropriate.
The Building Act 2004 allows a consent applicant to apply to amend a building consent. This amendment could include an alternative solution proposal or other compliance path that may show that compliance with the performance requirements of the Building Code is achieved.