Relying our way to good buildings
Do we really dare to rely and trust others?
In my last blog I talked about risk aversion. But there is no point in banging on about a problem unless you have some thoughts as to how this could be changed.
So my focus of this, my second blog, is a possible way forward.
Before I start I must warn you.
This blog may seem boring and, my suggestion isn’t a quick fix or a ‘flight to health’.
But if we really want change we all have to take to take stock on what we can do differently to deliver Good Buildings.
Good buildings - you may think the term evokes mediocrity, but trust me it is anything other than that.
So onto the way forward.
The reliance model
The Building Act has a section that outlines responsibilities as they relate to the Act. For those interested it is Subpart 4, sections 14A – 14G.
I call this section ‘the reliance model’.
It is relatively simple that relies on common-sense, due diligence and assurance.
Product supplier
Information
Tools
Assurance
S14G - a building product supplier provides all the information, tools and evidence necessary for a designer to incorporate into a design. Let’s call these the ‘product jigsaw puzzle pieces’.
Designer
Product supplier information and tools
Relies on Product supplier assurance
Relies on additional expertise
Creates design and construction instructions
Establishes building code compliance
s14D - a designer details their design. They select the products they want to use, rely on the tools, evidence and information supplied by the product supplier to assure themselves that the product will work in their design. And by work, I mean when installed the product will comply with the building code and deliver the right look and feel.
While detailing the design, the designer may also call on others to help - engineers, sustainability experts, feng shui experts.
And so the designer details the design to the point that it now describes the work will deliver a code compliant design. You might call this documentation ‘plans and specifications’, but I like to think of it as a 3D jigsaw puzzle, made up from puzzle pieces supplied b product suppliers and other professionals and all put together in coherent way by the designer with the building consent application forms which includes a statement of building code compliance.
BCA
Relies on designer assurance
Applies due diligence
Agrees on reasonable grounds with designer’s code compliance evaluation
Agrees on information to be gathered during construction phrase
Grants building consent
S14F - a building consent authority then checks the building consent application and confirms, on reasonable grounds, that if properly completed, building code compliance will result. That is, the key role of the BCA is to agree with the designer’s statement of building code compliance. The BCA having carrying out their due diligence process, and agreeing with the designer gives the go ahead for the realisation of the design - it grants the building consent.
What is key is that value has been added. Compliance has been established on reasonable grounds through effective due diligence.
Builder
Carries out designer’s instructions
Implements changes to ensure contractual and building code compliance
Gathers agreed construction phase information
Confirms contractural obligations met, building in accordance with consent and changes compliance with building code
s14E - a builder – all construction workers are termed builders – starts turning the 3D jigsaw into reality. At times changes will be required - there is a change in product, the client doesn’t quite like how the jigsaw is shaping up, or a piece is missing. These changes may trigger contractual or new decisions about building code compliance, and they need to be considered before rather than after the fact.
During the construction phase it is important that there is some assurance to ensure that the builder is doing what they should do.
There are two approaches to assurance; documentation/photos and/or by third party checks. Typically all options are used.
Traditionally, the third party carrying out the check is the BCA or engineer. But it others could do this checking.
Again, it is key is that value has been added. Whether by documentation and/or onsite checking compliance has been established on reasonable grounds through effective due diligence.
BCA
Reviews agreed construction information phase
No information gaps
CCC issued
s14F - during or at the end of construction, the builder collates all the documented information necessary to show that they have successfully completed the contract. This documentation is supplied to the BCA who agrees that on the basis of these documents the builder has demonstrated compliance with the building consent and issues the Code Compliance Certificate (CCC).
Building owners (current and future)
Maintain the building
s14B - and then once the picture is a reality, the building is finished, the owners have moved in, it now over to the owner to make sure care and maintenance of their building is carried out.
Reality only rarely - but worth working towards
While I agree that what I have written is only very rarely a reality is what it does show is that we all have a role to play in achieving good buildings.
Feel free to disagree with my views.
Solving the problems in the construction sector is all our responsibility and we do need to think about things differently.
So for my next blog I want to talk about reasonable grounds, due diligence, assurance and the fundamental leadership role of MBIE, the Regulator.
Rats, I have exceeded the dreaded 700 words.
Until then,
Louise Swann
The Good Building Consultant