This guide, while comprehensive, should not be considered a substitute for professional advice or official Council requirements.
Every building project is unique and may require different approaches or additional considerations. We recommend using this guide alongside professional consultation and current Council regulations.
Project journey overview
1. Getting started
- Review your earthquake-prone building notice
- Understand your timeframes and obligations
- Assess your building's requirements
- Consider your project management approach
2. Professional engagement
- Select project management approach
- Engage key consultants
- Initial assessments
- Form project team
3. Planning and design
- Engineering design
- Architectural design
- Cost estimation
- Heritage considerations
4. Consenting
- Documentation preparation
- Building consent application
- Council processing
- Address any outstanding requirements
5. Construction
- Site preparation
- Strengthening works
- Progress monitoring
- Quality assurance
6. Project completion
- Final inspections
- Code compliance
- Building rating update
- Documentation handover
Choosing your project approach
Option 1: Working with a project manager
- Recommended for complex projects
- Project manager acts as a single point of contact
- Provides overall project coordination
- Manages all consultants
- Provides budget and timeline oversight
- Undertakes quality and risk management
- Controls documentation
Option 2: Direct consultant management
Consider this approach if you plan to manage the project yourself.
Key responsibilities:
- Direct coordination with all consultants
- Meeting and document management
- Budget monitoring
- Timeline coordination
- Consent management
- Contractor oversight
- Risk management
- Progress reporting
Important considerations:
- Requires significant time commitment
- Needs construction knowledge and experience
- May be suitable for smaller projects
- Includes direct communication with consultants
- Increased decision-making responsibility
Working with key professionals
Structural engineers
Initial assessments provided by a structural engineer may include:
- Detailed seismic assessment (DSA)
- Building vulnerability identification
- Concept strengthening options
- Cost-benefit evaluation
Other services provided:
- Technical leadership
- Strengthening strategies and options
- Detailed design calculations and specifications
- Site inspections/construction monitoring
- Provision of compliance documentation
Key discussions to have with your structural engineer:
- Current building strength
- Target strengthening levels
- Technical solutions and options
- Risk assessment
- Construction sequencing
- Monitoring requirements
Architects
When engaging an architect, consider if they have:
- Seismic strengthening experience
- Knowledge of local Council requirements
- Heritage expertise (if applicable)
Services provided:
- Integration of strengthening work with the existing building
- Aesthetic considerations and upgrades
- Heritage preservation solutions
- Design alternatives
- Building code compliance
Key discussions to have with your architect:
- The design approach
- Similar project experiences
- Cost implications
- Timeline planning
- Consultant coordination
Quantity surveyors
Cost planning services may include:
- Initial cost estimates
- Strengthening options analysis
- Budget development
- Cash flow forecasting
- Value engineering
- Tender preparation
- Cost monitoring
Services provided:
- Detailed cost breakdowns
- Regular financial reporting
- Value assessments
- Payment scheduling
- Contract negotiations
- Cost-saving recommendations
- Final account settlement
Key discussion points:
- Strengthening options costs
- Funding sources
- Maintenance projections
- Payment milestones
- Risk assessment
- Contingency planning
Project planning
Likely sequencing
- Initial assessment
- Design phase
- Consent processing
- Construction
- Project completion
Essential paperwork
- Engineering assessments
- Architectural drawings
- Building consent documents
- Heritage assessments (if applicable)
- Construction contracts
- Insurance certificates
- Quality assurance documents
Financial planning
When planning a strengthening project, it’s essential to understand your financial options. If your building has heritage status, you might qualify for Heritage EQUIP funding. The Council also provides various grants to help with costs.
Early exploration of banking facilities is also important, as many offer specific lending packages for earthquake strengthening. Further, review your insurance needs carefully and seek professional advice on tax implications, as some costs may have tax benefits.
For larger buildings with multiple owners or tenants, establish cost-sharing arrangements early to ensure clear financial responsibilities.
Risk management
Every strengthening project faces challenges, and early recognition of potential risks helps minimize their impact. Building investigations often reveal hidden issues that weren't apparent initially, particularly in older buildings.
Projects frequently experience cost escalation due to unforeseen conditions or market changes, making thorough contingency planning essential. Timeline delays can occur at various stages, from consenting to construction, requiring flexible project management and Wellington's weather conditions may affect construction schedules, particularly for external works. Supply chain disruptions can affect material availability and costs, making early procurement planning crucial for key components.
Heritage buildings also present unique complications that need careful consideration and specialized expertise.
Tenant considerations
Maintaining clear and consistent communication with tenants is vital throughout your strengthening project. Establish a comprehensive communication strategy that includes regular updates about project progress, timeline changes, and potential impacts on building usage.
Conduct thorough assessments of how construction work might affect tenant operations and develop strategies to minimize disruption where possible.
Some projects may require temporary tenant relocation – this should be planned well in advance with clear timelines and responsibilities outlined.
Ensure all parties understand their rights and responsibilities during the strengthening work, including access arrangements and safety protocols. Create clear safety guidelines for occupied areas of the building during construction and establish specific protocols for contractor access to ensure minimal impact on tenant operations.
Resources and contacts
Wellington City Council contacts
Other resources that may be helpful