Faculty of Science and Engineering Civil Engineering Department

MASTER OF CONSTRUCTION MANAGEMENT MANAGEMENT IN CONSTRUCTION INDUSTRY (709300) PROCUREMENT AND THE CONTEXT OF CONSTRUCTION COURSE WORK I By: VINU FRANCIS Student ID No. 1128992

I the undersigned declare that I am the author of this work, and that any content from other sources has been acknowledged and fully cited. Signed: Time spent on assignment: Assessor: Assessor comments: Date of assessment: 23-08-2011 Mark awarded: hours

CONTENTS

1. INTRODUCTION 2. BUILDING ACT 2004 2.1 RESOURCE CONSENTS 2.2 PROJECT INFORMATION MEMORANDUM 2.3 BUILDING CONSENTS 2.4 PRODUCER STATEMENTS 2.5 CODE COMPLIANCE CERTIFICATES (CCC) 2.6 COMPLIANCE SCHEDULES & BUILDING WARRANT OF FITNESS (BWOF) 7 3. PROCUREMENT SYSTEMS 3.1 TRADITIONAL 3.2 DESIGN AND BUILD (D&B) 3.3 MANAGEMENT 3.4 PRIVATE PUBLIC PARTNERSHIPS (PPP) 4. IMPACT OF BUILDING ACT ON PROCUREMENT SYSTEMS 4.1 ISSUES OF BUILDING CONSENTS 4.2 ISSUES OF LICENSED BUILDING PROFESSIONALS 4.3 MANDATORY WARRANTIES 5. PRESENT ECONOMIC SITUATION - NZ 6. CONCLUSION 7. REFERENCES 18 10 12 12 7 7

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1. INTRODUCTION
Building Act was introduced into the construction industry for the regulation of building works in New Zealand. The Act affects the construction, modification, destruction and maintenance of all new and existing buildings all over New Zealand. It sets standards and techniques for personnel involved in construction work to guarantee that buildings are built right rst time. It also covers how a particular building work can be done, who can do it, and when it needs to be inspected and maintained. So any type of buildings which is to be constructed or renovated is affected by the Building Act. Major provisions given out in the BA 04 for the issue of a building consent or consents (BC) were not interpreted very clearly and so the amendment acts were introduced in the following years. [www.dbh.govt.nz, n.d.] Considering the New Zealand economy, it has always been small and operates on open market principles. Building and construction industry plays a very important role in New Zealand economy. Project procurement has a vital role in construction industry. It is the purchase of construction related services with the objective of the creation of a new building or structure and/or alteration, renovation, maintenance and extension of an existing building or structure. In other words, it can be described as an predetermined process and technique for clients to acquire construction materials. Apart from the traditional methods, now there are different complex and highly efficient procurement systems used by the construction industries worldwide. The different procurement systems vary each other in allocation responsibilities, order of activities, process and procedure and organizational approach in project delivery. In this coursework we discuss how the building act, which was revised in 2004, has an impact on the procurement systems available in New Zealand today. Also we go in detail about how the new act affects the consents, licensed experts and professionals, building consents and mandatory warranties. Further the economy of NZ is analysed and suggest some remedies for the better productivity in the construction industry which could elevate the economy of New Zealand thus getting out of bad times to some extent. 3

2. BUILDING ACT 2004

In New Zealand, the entire construction including both residential and commercial buildings which includes structures, bridges etc. are controlled by the Building Act 2004. It applies to the construction of a new building as well as the modification and destruction of current ones. The BA 04 has dismantled the BA 91 and introduced a series of variations to the regulations regarding building and construction work that will contribute to a more productive, efficient building and construction sector. These changes are introduced in several stages. Some have already been into effect, while some will be implemented in the future. Moreover the case of leaky buildings has resulted in making the amendments faster. Building act has resulted in a higher initial cost structure, unknown lifecycle costs, inconsistencies in the application of the consent and compliance process around the country and has inhibited industry productivity and innovation. [http://www.dbh.govt.nz/blc-building-act, n.d.] The Act aims at improving the control and further encourages better practices and performance in, building design and construction which in a sense has a good influence on the entire NZ construction industry. i.e. , We can expect more simple standards on constructions to meet. More supervision on how those standards can be met. We can assure that more experienced and talented people are undertaking building design, construction and inspection. More enquiries in the building consent and inspection procedures. Better protection for the property holder by mandatory warranties. [http://www.dbh.govt.nz/ba-about-the-building-act, n.d.] Building act was introduced with a vision of cost reduction within the building and construction without comprising quality. The ultimate aim of the BA was to make sure that People who uses the buildings are safe while at the same do not risk their life and health

 Buildings have characteristics that contribute to the health, safety and wellbeing of the people who uses it. At times of fire, people can escape easily from the building. Aiming a sustainable development by creating buildings in a better design and using efficient construction methods. Although it was introduced with an intension of cost reduction, safety and sustainability by the legislation, majority of the matters which were interpreted in the act were not very clear regarding the consent issues, mandatory warranties and the issues of licensed professionals etc. [http://www.dbh.govt.nz/blc-building-act, n.d.] 2.1 RESOURCE CONSENTS Resource consents are licences that allow taking or utilizing water, land or coastal resources. They also include permits on disposal of water or other wastes into land, air, land or to water. Resource consent has special consideration towards the protection of environment and it makes sure that approved activities are conducted safely without any harm to the environment. Basically there are four major types of resource consents which are Land use consents: Different land uses can affect the quality of water, stability of land and can even lead to soil erosion. Water consents: Many water related activities such as constructing a dam or diverting the path of a river can have adverse effect on the availability of water as well as the quality of water. Discharge Consents: Discharge consents are related with the disposal activities of contaminants into the air, water or to the land. Coastal Consents: Costal consents try to protect the coastal areas of New Zealand where construction works take place. [http://www.waikatoregion.govt.nz/Consents/Resource-consents/Activitiesrequiring-consents/, n.d.] 2.2 PROJECT INFORMATION MEMORANDUM

A Project Information Memoranda (PIM) is a detailed study issued by the local authority or council. PIM is always required for buildings that need a building approval. It claims the possibility of establishing the possibility of a specific project on a particular land, and is useful to clarify at an early design stage what will be involved in a project. It is the initial stage of getting a building consent. An application for a PIM must be given along with sufficient sketch ideas to indicate the intent of the construction, including the proposed use. It must have attached a site design which is either to a particular scale or clearly dimensioned. A PIM provides data on special features such as: Risk on flooding Soil Erosion Chances of wreckage Collapsing Slippage Presence of hazardous contaminants and pollutants Historic Places in New Zealand (heritage buildings/sites) Description of storm water and other waste water disposal utilities Wind zone Need of an evacuation system wherever needed (New Zealand Fire Service Commission). [http://www.dbh.govt.nz/pim-guidance, n.d.]

2.3 BUILDING CONSENTS A building consent is an official approval letter given by the Building Council Authority (BCA) to carry out the building work, provided it meets certain rules under the NZ building act, building regulations and building code. It is a very vital step involved in the construction industry only by which construction works can be started. A building consent is required for all new construction works and for modifications made to the existing buildings, such as fencing of swimming and spa pools, drainage 6

and plumbing works, destruction and relocation, modifications made in the existing buildings and construction of new buildings, installation of HVAC systems, solar panels, fireplaces etc. [http://www.nelsoncitycouncil.co.nz/what-is-a-buildingconsent, n.d.] 2.4PRODUCER STATEMENTS Building consent authority can check the authenticity of a construction or the alteration done in a construction which follows the building code with the help of producer statement. Its a written document given either by the architect, designer or the builder himself who is very much involved in the project stating that they have done the works to the required standards. [What Is A Producer Statement? Geoff Hardy, October 2010] 2.5 CODE COMPLIANCE CERTIFICATES (CCC) A code compliance certificate, or in other words CCC is only given after a thorough examination if the Council is reasonably satisfied that the particular construction complies with the New Zealand Building Code. A CCC keeps record of the building work and provides information to future buyers or guarantee that the work done is legal.[Code Compliance Certificate, North Shore City Council, December 2009] 2.6 COMPLIANCE SCHEDULE & BUILDING WARRANT OF FITNESS (BWOF) A Compliance Schedule is a document regarding the safety systems installed within the building and is prepared by the Council. It gives information on the inspection maintenance and reporting of a particular system within a building to ensure that the owners of the building take up the entire responsibility to guarantee the safety of the people using the building and the building. The particular system can be either any of the following, Automated fire sprinkler system Automatic doors or windows Emergency lighting systems Smoke control systems 7

 Alternate power sources at times of emergency/ automatic shutdown of power HVAC systems etc. A Building Warrant of Fitness (BWOF) is a statement by the building owner which guarantees that the stated above systems or any other systems which are used for the safety of the building and the people who uses it, have been maintained in accordance with the Compliance Schedule. A copy of the BWOF must be submitted before the Council and public annually. [http://www.ccc.govt.nz/homeliving/buildingplanning/buildinginspections/buildingw ofandcompliance.aspx, n.d.]

3. PROCUREMENT SYSTEMS
Procurement system has a vital role in the construction industry and has a wider meaning in NZ construction industry. It is not just the purchase of goods and services, but rather it covers the .initial planning, designing, development, construction, maintenance and finally the overall monitoring of the entire building sector processes. In the last two or three decades, there have been so many significant changes to the procurement systems both under technical and economic conditions that are prevailing in the construction industry today in New Zealand. A wide range of procurement systems exist in the NZ construction industry ranging from simple traditional method at one end to D&B, together with new forms of contractual systems which are continually being improved to match consumer and public requirements, such as partnering and alliancing.

FIG 1: PROPORTIONS OF PROCUREMENT SYSTEMS IN NZ 8

[Effect of Procurement Systems on the Performance of Construction Projects, Rosli Abdul Rashid, Ismail Mat Taib, Wan Basiron Wan Ahmad, Md. Asrul Nasid, Wan Nordiana Wan Ali & Zainab Mohd Zainordin, (Department of Quantity Surveying, University of Technology Malaysia), June 2006 ] [Reconstruction Procurement Systems: The 2005 Matata Flood Reconstruction Experience Kelvin Zuo, Suzanne Wilkinson, Jason Le Masurier, Jetske Van der Zon, n.d.] A variety of procurement systems exist within the construction industry today and new methods are being devised to meet the needs of both the client and the community (Construction Industry Council, 2009). The systems which are implied within the NZ construction industry are the Traditional Design & Build (D&B) Management and Private Public Partnership (PPP) As a result of the introduction of the building act there were many impacts on these systems which we shall discuss below. 3.1TRADITIONAL PROCUREMENT SYSTEMS The traditional form of procurement system is the one in which the architect or the designer has no direct contact with the professional and all the communications are transferred via the main contractor. There will always be a clash of ideas while the information is passed and so it makes the traditional system more responsible. In common, under the traditional scheme, the architect is the project head and represents the customer to implement the design process and takes the responsibility to ensure that the project is executed, delivered under right time, cost and quality. Under this system, the client employs independent professionals who design the entire project and prepare tenders which are competitive, and are obtained from contractors. Successful tenderer enter into a deal with the client and carries the project work under the supervision of the professionals. [Review of traditional construction models and a

comparison of product Development processes with other industries, Unit 3, Halim, University of Liverpool, n.d.] The involvement of design contractors within the traditional system is so high and even before the tendering processes start, the design will be finalized and so the building contractors have absolutely little role in the constructability of a particular design. As a result of the building act, the client should be a good professional and also has to have a great knowledge about the construction industry. The client has to ensure that an initial study to be carried out on behalf of the resource consents, PIM or any other troubles which can have an effect on the delay of the building consent. Under this Act, the client is loaded with the problems of compliance and other issues. The design contractor is totally away from the building process. Building process is just confined to the minimum quality just because the major focus is not on the client rather its on the cost which results in the performance to the minimum level. After completing the project successfully, the client has to apply for the CCC and he should have all the certificates related with the construction like producer statements to avoid the possible delay of the project.

FIGURE 2: A TRADITIONAL PROCUREMENT SYSTEM [Effect of Procurement Systems on the Performance of Construction Projects, Rosli Abdul Rashid, Ismail Mat Taib, Wan Basiron Wan Ahmad, Md. Asrul Nasid, Wan Nordiana Wan Ali & Zainab Mohd Zainordin, (Department of Quantity Surveying, University of Technology Malaysia), June 2006 ]

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2. Design & Build Procurement System

D &B system is the one in which a client approaches a D&B contractor and contracts him for carrying out the entire project starting from the design phase to the completion of the construction work. When the client approaches the contractor he might have some ideas within his mind and it is sketched with the help of a design contractor and he decides whether the project is buildable or not. If not, the design contractor redesigns it to make it into a workable design. We can gain a lot of time and cost under this system since the workability and feasibility of the project is estimated by the designers within the design stage. Under this Act, there are many things which are not clear at time of signing the contracts. The contract is contracted even before sending to council for approval. In such a situation there can be a chance of time delay for the approval, redesigning etc. So under such a situation its the contractor who must take the entire responsibility of the risks involved. Issues regarding the consents, LBPs, mandatory warranties and compliance can be easily tackled by contractor, if the initial research was carefully done. A better design resolves the majority of the problems. Advantages of a D&B system are Single-point responsibility for design and construction Inherently more buildable projects and proposals submitted Prices which reflect more closely the ultimate cost to the client Overlap of design and construction phases leading to early completion onsite, which in turn saves a lot of money [http://www.scquantitysurveyors.com/procurement.html, n.d.]

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FIGURE 3: A D & B PROCUREMENT SYSTEM [Effect of Procurement Systems on the Performance of Construction Projects, Rosli Abdul Rashid, Ismail Mat Taib, Wan Basiron Wan Ahmad, Md. Asrul Nasid, Wan Nordiana Wan Ali & Zainab Mohd Zainordin, (Department of Quantity Surveying, University of Technology Malaysia), June 2006 ] 3.3 MANAGEMENT PROCUREMENT SYSTEM The management of the design and construction of a project is contracted to a subcontractor who acts as a management consultant from the part of the client. The building work itself is given to various sub-contractors who get the contract approval either with the management contract or client. The entire responsibility of the design and construction of the project is in the hand of a project management contractor. As there are so many contracts, sub contracts etc. this system is a lot more complex as compared with the two previous models.

FIGURE 3: A MANAGEMENT PROCUREMENT SYSTEM

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Like the D&B system, the client is not actively involved during the project. The management contractor supervises the entire activities and the updation of the project. [Effect of Procurement Systems on the Performance of Construction Projects, Rosli Abdul Rashid, Ismail Mat Taib, Wan Basiron Wan Ahmad, Md. Asrul Nasid, Wan Nordiana Wan Ali & Zainab Mohd Zainordin, (Department of Quantity Surveying, University of Technology Malaysia), June 2006 ] 3.4 Private Public Partnerships (PPP) Public Private Partnerships (PPPs) can be defined in general as an agreement between the Government and private sector to deliver specified public services over a long period such as a decade or two. According to Peter Owles, it is a contractual agreement formed between public and private sector partners that meets clearly defined public needs through appropriate allocation of resources, risks and rewards and which may also involve the use of private sector capital to wholly or partly fund an asset that would otherwise have been purchased or constructed directly by a government agency. [http://www.conferenz.co.nz/whitepapers/public-privatepartnerships-and-new-zealand-land-transport-projects, n.d.]

4. IMPACT OF BUILDING ACT ON PROCUREMENT SYSTEMS

By the introduction of the building act there were a lot of issues revolving round the construction work and processes. The last two decades of NZ construction industry has undergone a series of changes. It all started when the building act was introduced in 1991. It led to the greater innovation, better building practices, efficiency and competitiveness within the building industry which together declined the building industry training and a greater relaxation of standards too. It resulted in the Leaky Building crisis. The Government introduced the new act for the improvement of the building practices and safety of people while it ultimately resulted in the decline of various reputed organisations brought about by the immense competitions, squeezed margins and corrupt practices. The Government introduced another act to help the leaky house owners, contractors, sub-contractors and the building industry as a whole

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which was known as the Weather tight Homes Resolution Services Act. But again it also became worthless which needed further improvements. The Building Act 2004 (and the acts which was amended in the following years 2005, 2007, 2008 & 20090 was aimed at lifting the standards in the construction industry and it was BA04 that introduced the LBP scheme to be competitive in the construction industry. Building Act 2004 still has to solve two major problems in the construction industry. 1. Building industry was stuck by the government policies and inefficiency, which made the Councils very risk-averse, and there was no regularity in planning. 2. Residential projects ended in clashes between the building professionals and the house owners and it was quite frequent than ever before. Disputes were extremely expensive and time-consuming to resolve, because not much of the projects were covered by insurance and not enough of the homeowners and builders are good at resolving disputes practically. To solve these issues, amendment acts were brought into action. On 23 November 2010 a bill was introduced which spells out more clearly about the duties and responsibilities of the designers, builders, housing owners and Councils. The building consents were grouped into four depending upon the complexity of the projects namely low risk, simple residential, standard and commercial. The second amendment bill issued somewhere in between 2010 after the first one, mainly focussed on the house owners protection measures. This bill describes about the mandatory building contracts that shows the home owners rights, necessity of the builders to show their qualifications and the possibility of whether they offer a third party warranty, mandatory twelve month defect liability time, and better procedures for solving disputes between clients and building practitioners. It further continues its work on the building consent process to make it much simpler; and the Legislation too is making efforts from its part to clear the defects within the Building Code. It also aims at investigating the different procedures on how to improve efficiency in the construction sector. It is also evaluating whether the rules 14

around penalty for defective labour needs a modification. All the above mentioned activities are improving the construction industry and its different practices. When all of these activities become completely active, the entire scenario of the construction industry will be totally different from which we used to see [Where are we up to with the building law reforms? Geoff Hardy January 2011 newsletter] 4.1 ISSUES OF BUILDING CONSENTS Once the building act was introduced, there were a lot of problems related with the approvals of the building. The Department of Building and Housing (DBH) is the organization which decides on how the consent authorities perform their building control tasks under the 2004 Building Act. As the building act was passed there were a lot of complaints regarding the BCA. The major problems highlighted was Consenting Process About half of the issues were regarding the core building processes mainly receipt, evaluation, permitting and issuing. Many other issues were related to the timeliness, cost etc. Majority of the issues which came front show that there is a lot of deficiencies with the current assessment processes. The specific problems related with the consenting authority were The request of additional information along with the consent application which the applicants consider to be completely as a crap or waste of money, time and effort. Allocation of technical staff without prior professional experience to tackle with the consent application processes. Assessing compliance against a standard which is definitely much higher than the one required by the New Zealand Building Code. Technical Competence & Professionalism The technical staffs within the building consent authority without prior knowledge, skills, or experience are assigned to the building consent work. The main concern about the technical competence of the staff were related to their understanding and assessment on Legislative requirements (BA04 and the regulations) 15

Accessibility compliance needs Fire and weather tight compliance requirements

Timeliness The concern about the time was that the consent processing and approval functions were taking much time than required. The council were Not granting consent applications within 20 working days which is abided by act that it is mandatory Asking for further detailed information in close proximity to the 20 working day time limit.

Approval and certification functions The concerns over the certification was that BCAs were Allowing public buildings to operate and publically open without code compliance certification Providing false advice by informing consent applicants that code compliance will be issued to them and then changing their stands. Accepting non-compliant construction works, including disabled entry and facility provisions of the Building Code. Communication and customer service There were a lot of issues on how the council staffs communicate with their clients and deals with general customer care services. Council members were Reluctant to get into discussion about issues or problems, or attend phone calls, letters or e-mails Not customer centric in their attention and are not prepared to be active in addressing issues of the people that they may raise. Lacking to coordinate between Council planning and building control departments

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Overly risk adverse and mainly focussed in their decision making by a fear of liability

Enforcement and follow-up BCAs were not noticing unauthorised building work and delivering notices to fix without relevant detail for Building Code contraventions. Specific concerns were about Follow-up of unauthorised building work taking place Manner of issuing notices without solution (e.g., issuing a notification without clearly defining the remedies and the reasons) [Performance improvement lessons from the formal complaints about building consent authorities, DBH, January 2010] Despite of the continued attempts, of the council, the developers say that the reform will only prohibit the growth. As per the survey report conducted by the CTMA World, overall satisfaction with building consents has dropped to 35.6% in 2008 from 55.9% in 2007. This was a survey inclusive of different professionals including developers, architects, builders and the house owners. The major complaints the building professionals have are about the complexity of processes, the cost of consent to applicants and turnaround time. [http://www.nbr.co.nz/article/building-industry-says-consent-processes-prohibit-growth100094, Jazial Crossley, April 06, 2009] 4.2 ISSUES OF LICENSED BUILDING PRACTICIONERS Licensed Building Practitioner was the latest innovation brought out by the building act 2004. This was introduced with an overview that people who want to build a house or a commercial building can have much confidence in the building practitioners that they are competent, experienced and they build the house following the building act and regulations. Licensed Building Practitioner (LBP) scheme is a competent based policy. People who have good track record in the building sector can show their skills and knowledge publically and they are officially recognised. LBP

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has paved the way towards a competitive construction industry where the organisations need to improve their design and build strategies in order to survive. [http://www.dbh.govt.nz/lbp, n.d.] According to Building and Construction Minister Shane Jones,"The licensing scheme requires practitioners to show they have the skills and experience to do the job properly. It also gives good builders, who are not paper-qualified, a real opportunity to be recognised for the great work they do. Industry has been hugely supportive in creating this licensing scheme, and now for the first time, individuals have the chance to demonstrate their competence, and to apply for a nationally-recognised mark of quality." [http://www.beehive.govt.nz/release/licensed-building-practitioner-schemegood-start, Shane Jones, January 3 2008] There are several advantages for the LBP which are It makes designers and workers to maintain and improve their skills and knowledge through better training and expert development. It makes the profession accountable LBPs can certify their own job and the work of others thus reducing the processing time [http://www.beehive.govt.nz/speech/announcement-building-act-review-andlicensed-building-practitioner-scheme, Maurice Williamson, 27 August2009] LBP gives more freedom to the consumer and the rights of the building practitioner get reduced. LBP brings credibility back to the construction and building sector. Building professionals who wish to become the head of a project will have to become much more cautious about the contracting practices that they make, management systems within their organisation, and finally about knowledge of the Building Code. Builders who are self-employed will have a lot of pressure on their head to merge their works with larger building firms. [Where are we up to with the building law reforms? Geoff Hardy January 2011 newsletter] 4.3 MANDATORY WARRANTIES

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A warranty under construction context implies that the one who constructs the home, the builder, guarantees the home owner that the construction will be completed in accordance with the building contract and that the house will be free from all kinds of defects. Builders warranty eases the tension of the home owners and investors that they do not need to suffer, in case that the builder experiences financial or any other difficulties which could have a bad effect on the home owner, or in the case that the constructed home is defective. So in other words it is a guarantee to satisfy the customer that whatever happens for the building, the builder should bear the responsibilities. [http://www.bonded.co.nz/builders_warranty.html, n.d.] Third party insurance for the house owners which covers the losses including incomplete or defective construction will be the base in every case and so there will be very less projects which can be settled with formal discussions and there will be clashes between the building personnel and the house owners and the builder will be controlled by the board of the Building Practitioners. It ultimately results in the increment of risk and money within the construction sector.

5. PRESEENT ECONOMIC SITUATION NZ

Economy of NZ has always been relying on natural resources. Although there was an increase for the national GDP, the economic growth is slowing down. The boost in GDP reflects the high consumption rate, investment levels and trade activities. The building and construction industry contributes a major part to the NZ economy. Construction industry has been showing steady rise recently until inflation where it contracted gradually. Residential building activities have increased recently, while the number of consents issued also got increased. Under the construction industry, the salary of the workforce increased, which reflects in the shortage of skilled workers under building sector. Material costs have also increased significantly. The number and value of Non-residential building consents started trending upwards, and this trend continues even today despite a recent decline as a result of the Christchurch quakes. Government spends a lot of amount for new hospitals and prisons together with the demand of the public for more commercial buildings. 19

Recently so, a lot of big infrastructure projects, like roads and bridges, which are the pillars of development, are being done that keeps the non- residential building activities much higher in the future. [http://www.dbh.govt.nz/soi0710-partc2, n.d.]

6. CONCLUSION
Building consents play a vital role in assuring health and safety and that is why Government is so particular about every aspect of the building sector. What needed is still not accomplished, i.e., this was not what the Government was aiming at. There must be amendments again in order to make sure that the building processes are done following the act while the project is done in time, cost and quality. For this we must make sure that all the members within the building control learn and understand what building act is and its technical application. They must provide clear and understandable data for the customer. Productivity of NZ economy has been declining for the past two decades and also the education level of the work force is much below than average. Another problem is related with the bid. Always in NZ economy, the lowest price tender gets the contract which means the quality of building will be low. Having done with that, we can further look into the green building techniques. NZ is a country where the renewable resources are used very low. The implementation of green technologies can alleviate the present crisis to some extent.

5. REFERENCES
Department of Housing and Building (DBH). Retrieved 01/08/2011 from http://www.dbh.govt.nz/ Department of Housing and Building (DBH). Retrieved 01/08/2011 from http://www.dbh.govt.nz/blc-building-act Department of Housing and Building (DBH). Retrieved 01/08/2011 from http://www.dbh.govt.nz/ba-about-the-building-act Waikato Regional Council. Retrieved 29/07/2011 from

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http://www.waikatoregion.govt.nz/Consents/Resource-consents/Activitiesrequiring-consents/ Nelson City Council. Retrieved 03/08/2011 from http://www.nelsoncitycouncil.co.nz/what-is-a-building-consent/ Property Institute, Data taken on 01/08/2011 from http://www.propertyelearning.co.nz/mod/resource/view.php?id=264 Department of Housing and Building (DBH), Retrieved on 29/07/2011 from http://www.dbh.govt.nz/pim-guidance Department of Housing and Building (DBH), Retrieved on 09/08/2011 from http://www.dbh.govt.nz/blc-building-consentinspect-process What Is A Producer Statement? Geoff Hardy, October 2010. Data taken on 09/08/2011 from http://www.madisonhardy.com/LinkClick.aspx?fileticket=%2BVl997MXedA %3D&tabid=101&mid=510&language=en-GB Code Compliance Certificate, North Shore City Council, December 2009, Retrieved on 12/08/2011 from, http://www.northshorecity.govt.nz/Services/ConsentsAndCompliance/Buildin gConsents/Documents/CodeComplianceCertificate-information.pdf Christchurch City Council, Data taken on 13/08/2011 from http://www.ccc.govt.nz/homeliving/buildingplanning/buildinginspections/buil dingwofandcompliance.aspx Department of Housing and Building (DBH), Retrieved on 09/08/2011 from http://www.dbh.govt.nz/bofficials-bca Department of Housing and Building (DBH), Retrieved on 10/08/2011 from http://www.dbh.govt.nz/lbp

Bonded NZ Surety Brokers, Data taken on 12/08/2011 from http://www.bonded.co.nz/builders_warranty.html Review of traditional construction models and a comparison of product Development Processes with other industries, Unit 3, Halim, University of Liverpool. Data taken on 13/08/2011 from http://www.liv.ac.uk/~halim/SECTION1UNIT3.pdf Effect of Procurement Systems on the Performance of Construction Projects. Rosli Abdul Rashid, Ismail Mat Taib, Wan Basiron Wan Ahmad, Md. Asrul Nasid, 21

Wan Nordiana Wan Ali & Zainab Mohd Zainordin. June 2006 Retrieved on 12/08/2011 from http://eprints.utm.my/790/1/Procurement_performanceRosli.pdf Seamus Culley (SC) Quantity Surveyors, Data taken on 15/08/2011 from, http://www.scquantitysurveyors.com/procurement.html Public Private Partnerships and New Zealand Land Transport Projects, Peter Owles, Data taken on 16/08/2011 from http://www.conferenz.co.nz/whitepapers/public-private-partnerships-and-newzealand-land-transport-projects Department of Housing and Building (DBH), Retrieved on 14/08/2011 from http://www.dbh.govt.nz/UserFiles/File/Building/information %20for/Performance-improvement-lessons-from-formal-complaints-aboutBCAs.pdf Department of Housing and Building (DBH), Retrieved on 12/08/2011 from http://www.dbh.govt.nz/ris-lbp-streamlining#problems Announcement on Building Act Review and Licensed Building Practitioner scheme, Maurice Williamson, 27thAugust 2009 . Data taken on 19/08/2011 from http://www.beehive.govt.nz/speech/announcement-building-act-review-andlicensed-building-practitioner-scheme Performance improvement lessons from the formal complaints about building consent Authorities, DBH, January 20102, taken on 19/08/2011 from http://www.dbh.govt.nz/UserFiles/File/Building/information %20for/Performance-improvement-lessons-from-formal-complaints-aboutBCAs.pdf The National Business Review, Jazial Crossley, April 06, 2009 and taken on 12/08/2011 from http://www.nbr.co.nz/article/building-industry-says-consent-processesprohibit-growth-100094 Reconstruction Procurement Systems: The 2005 Matata Flood Reconstruction Experience, Kelvin Zuo, Suzanne Wilkinson, Jason Le Masurier, Jetske Van der Zou taken on 17/08/2011 from

www.grif.umontreal.ca/pages/ZUO_Kelvin.pdf

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