The NZ residential build, phase by phase

A phase-by-phase run through a typical NZ residential build, so you sequence the work right and hit every inspection and paperwork checkpoint in order.

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Every NZ residential build runs through a set sequence of phases, from clearing the site to services rough-in and beyond. Each phase depends on the one before it, so getting the phasing wrong isn’t just untidy — the source notes you can lose 2–3 weeks per misstep. This page walks the early phases in order, with the council inspection and paperwork checkpoint that sits inside each one.

The build sequence in order

Here are the opening phases of a typical NZ residential build. Work through them in order — the dependency runs top to bottom.

Pre-start — consent, contracts, disclosures and long-lead orders sorted before anyone lifts a shovel.
Site setup + earthworks — fencing, services, set-out and excavation, with the council siting inspection before footings.
Foundations — footings, DPM, reinforcing, services rough-in, pre-pour inspection, then the pour.
Framing — plates, walls, trusses, bracing and the pre-line frame inspection.
Roofing + claddings — getting the building weathertight: underlay, roof, flashings and cladding.
Services rough-in — plumbing, electrical, gas and HVAC roughed in before lining.

Pre-start (01)

Before work starts on site, get the compliance and commercial groundwork locked down:

Building consent issued, with any conditions noted.
PCD (Prescribed Disclosure / Form 5) given to the client and signed.
Written contract signed (NZS 3902 or equivalent).
All Producer Statements (PS1) by the engineer secured.
Insurance checked — builder’s all-risks plus public liability — and the owner advised of any gap.
Pre-start meeting with the client: walk through, confirm spec, agree on selections.
Subcontractor schedule signed off (electrician, plumber, gasfitter, painter).
Long-lead items ordered (joinery, kitchen, bathroom ware).

Site setup + earthworks (02)

Set the site up safely and mark out to the consent drawings:

Site fencing and safety signage (HSWA 2015).
Toilet, water and power on site.
Mark out the building footprint per the consent drawings.
Strip topsoil and excavate to design level.
Order the skip and sort waste management.

Checkpoint: council siting inspection before pouring footings.

Foundations (03)

Set out and build the foundation, with a council pre-pour inspection before any concrete goes down:

Set out footings and dig pile holes per Table 6.1.
DPM — 250µm polythene over the base of the slab.
Reinforcing mesh (SE62/SE82) plus 2× D12 perimeter (B1/AS1 Amend 11).
Form work, plus foundation services rough-in (electrician and plumber).
Pre-pour inspection (council).
Pour concrete — 17.5 MPa inland, 20–25 MPa coastal.
Cure 24–48hr before loading.

Framing (04)

Stand the structure up, brace it, and get it signed off before lining:

Bottom plate fixed to the slab (Trubolt at 900mm centres, plus within 150mm of each end).
Pre-cut / pre-nail wall frames stood up and braced temporarily.
Trusses lifted, lined up and fixed with Pryda CS500 (or zone-specified).
Roof purlins or rafters installed.
Diagonal bracing where required.

Checkpoint: pre-line frame inspection (council) — verifying bracing, fixings, dimensions and openings.

Roofing + claddings — weathertight (05)

This is the phase that closes the building in against the weather. Roof and wall underlay, flashings and cladding all go to supplier spec and the relevant code:

Roof underlay — synthetic self-supporting (AS/NZS 4200.1); overhang fascia 20–25mm.
Roof installation (long-run metal, tile, etc.) per the NZ Metal Roof CoP or supplier spec.
Spouting and downpipes.
Wall underlay — self-supporting, 150mm horizontal lap plus tape, 75mm vertical lap, 3-month max UV exposure.
Cavity battens (H3.2, 18–20mm).
Flashings — head, sill and jamb (0.55mm Zone A–C, 0.7mm Zone D).
Cladding install (weatherboard, brick, metal, JH, etc.) per supplier spec.
Building wrap inspection (some councils).

Services rough-in (06)

With the building weathertight, the trades rough in their services ready for the pre-line stage:

Plumber rough-in: WC pipe, basin/sink waste, hot/cold supply, vents, tempering valve.
Electrician rough-in: cables to all power outlets, lights and switches; switchboard installed.
Gas (if applicable): pipework, isolations, certifying gasfitter.
HVAC rough-in: heat pump pipe routes, condensate drains, duct runs.
Insulation pre-line inspection (some councils).

Plain-English guide, not advice. This page helps you understand and navigate the rules — it is general information, not design, engineering or consent advice, and it does not reproduce the copyrighted tables of NZS 3604 or any Standard. Always check the current Standard or Acceptable Solution and your BCA, and use a suitably qualified LBP, engineer or QS where it matters.

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Common questions

Why does getting the build sequence right matter so much?

Each phase depends on the one before it. The source notes that getting the phasing wrong can cost you 2–3 weeks per misstep, so working the phases in order keeps the job on track.

What paperwork needs to be sorted before work starts on site?

At pre-start: building consent issued (conditions noted), the PCD / Form 5 given and signed by the client, a written contract signed (NZS 3902 or equivalent), all Producer Statements (PS1) secured, insurance checked, the sub schedule signed off, and long-lead items ordered.

Which council inspections happen in the early build phases?

A siting inspection before pouring footings, a pre-pour inspection at foundations, a pre-line frame inspection at framing (checking bracing, fixings, dimensions and openings), a building wrap inspection at cladding stage (some councils), and an insulation pre-line inspection at services rough-in (some councils).

What concrete strength does the foundation phase call for?

The source lists 17.5 MPa for inland pours and 20–25 MPa for coastal, cured 24–48 hours before loading.

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