Building a small stand-alone dwelling (granny flat)

It’s now easier to build a small, stand-alone home (often called a granny flat) in Waipā.

Central Government introduced national rules from January 15, 2026, which means many properties can add a self-contained home of up to 70 square metres without needing a resource consent or building consent. This only applies if the build meets strict rules.

These changes, called the ‘Granny Flats exemption’, are designed to make it easier for people to add small homes on their property. They came from the National Environmental Standards for Detached Minor Residential Units and the Building and Construction (Small Stand-alone Dwellings) Amendment Act 2025.

What homeowners need to know

You cannot start building straight away. Even though a building consent is not needed, there are still legal steps you must follow:

Check that your project meets the rules
Apply to council for a Project Information Memorandum (PIM) and include your plans
All design and building work must be done, or closely supervised, by licensed building professionals
After the build is finished, you must send set documents to council within 20 working days
The build must also be completed within two years of your PIM being issued.

Eligible projects

To use this exemption, the home must:

be a new, stand-alone building
be no bigger than 70 square metres
have only one storey
meet the Building Code rules for a detached building
be built using standard building methods and materials
sit at least two metres from boundaries and other homes
be on land not affected by natural hazards such as flooding or slips, unless the risk can be properly managed.

This exemption does not apply to sleepouts, sheds, garages, tiny houses on wheels, existing buildings, or anything larger than 70 square metres.

The property must be in a Residential, Medium Density Residential, Large Lot Residential, Rural, or Marae Development zone under the Waipā District Plan.

Make sure you have checked your project’s eligibility carefully before going ahead. More information can be found on the building performance website.

Before you build: applying for a PIM

A PIM gives you information about your land and anything that could affect your build, such as hazards or services.

You must apply for a PIM before any building starts. This step is required by law. A PIM is not an approval – it does not say yes or no to your project.

Your application must include plans and a short description of the build. If your granny flat is built off-site, you only need a PIM for the final location.

Council will note whether your proposal is likely to meet the rules and flag any issues, such as natural hazards. Council will also tell you if you need to pay development contributions.

Council does not inspect or check builds done under this exemption.

Apply for a PIM

Plans and rules that apply

Does the Building Code apply?
Yes. You are responsible for making sure your granny flat meets the Building Code and all exemption rules.

Does the District Plan apply?
Yes. Some Waipā District Plan rules are replaced by national rules, but not all. Some standards are more flexible.

Council has a guide that explains how these rules work in Waipā.

Download the practice guide (PDF, 159KB)

Fees and charges

The following fees and charges apply:

The cost of a PIM is $966.00 + GST (which includes an allowance for the additional administrative time and new technical assessment required)
50% cost of a Development Contribution - these help pay for infrastructure like roads and pipes.

Your new granny flat will also be liable for council rates, including water rates if it is connected to the network.

Frequently asked questions

What is a granny flat?

To be eligible for this exemption, a granny flat is a new, stand-alone home for one household. It must be no bigger than 70 square metres and have only one storey. It must be at least two metres from boundaries and other homes.

The floor can be no more than one metre above the ground. The total height must not be more than four metres.

It cannot be an addition to an existing building or a conversion of something that is already there.

What does the Building Code require?

Granny flats must fully meet the Building Code. This covers things like strength, fire safety, keeping water out, energy efficiency, and having safe plumbing and drainage.

They must be built using standard, lightweight materials and common building methods.

Water and drainage	If council water and wastewater services are available and have space, the granny flat must connect to them. If a connection is not possible, an on-site system can be used instead. This could be an existing system or a new one. If an on-site system is added or changed under this exemption, you do not need a building consent. You may still need a resource consent.
Power, gas and heating	The granny flat must have its own electricity supply. If gas is used, it must also have its own gas connection. Any heating must be electric or gas. Wood burners and other solid fuel heaters are not covered by this exemption and will need a building consent.
Showers	Granny flats can include simple, ready-made shower units. They cannot include level-entry or wet-floor showers.
Natural hazards	If the site is affected by flooding, slips, or other natural hazards – or if the build could make these worse – steps must be taken to protect the land, the building, and nearby property. If this protection cannot be provided, you cannot use this exemption. A building consent will be needed, and a note may be added to the property title.

Can I build a granny flat myself?

Only if you are, or are working under, a licensed building professional. Most homeowners cannot legally design or build a granny flat on their own.

Licensed professionals include builders and designers who are Licensed Building Practitioners, as well as licensed plumbers, drainlayers, gasfitters and electricians.

What happens if I don’t follow the rules?

If you do not meet the conditions, there can be serious results. You may be fined, face legal action, or have trouble getting insurance. You may also need to redo work or apply for consents you thought you did not need.

You can be fined if you do not send the required documents within 20 working days, if you build without a consent when one is needed, or if you create a building that is unsafe or unhealthy.

Council can issue a Notice to Fix if the build does not meet the rules, does not meet the Building Code, required documents are missing, or the building is unsafe.

Homeowners and building professionals must understand their responsibilities and make sure every requirement is met.