Subdivide & Build
A guide to subdividing your property with Signature Homes’ Subdivide & Build Service
We’re proud to be the largest Kiwi-owned home building brand
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INTRODUCING YOUR STEP-BY-STEP GUIDE TO
Signature Homes’ Subdivide & Build Service
Signature Homes’ Subdivide & Build Service is an industry-leading offering where we take care of the entire process for you.
Our team will manage your project from start to finish, including house designs and obtaining the necessary consents. You can trust us to handle every detail, ensuring a seamless, stress-free subdivide and build experience.
Why choose Signature Homes?
NEW ZEALAND’S BEST BUILDING GUARANTEES
Signature Homes is proud to offer New Zealand’s best building guarantees. We take great pride in our commitment to delivering exceptional guarantees that give our clients peace of mind during their build and well into the future.
REPUTATION FOR EXCELLENCE
Customer feedback is of utmost importance to us, that’s why we utilise a globally-recognised survey tool to gather invaluable client feedback. We’re proud to consistently surpass our industry’s average rating score, putting Signature Homes in the excellence category for customer satisfaction.
BUILD FOR THE FUTURE
Through our partnership with Save the Kiwi, we are actively working to reduce the population of predators, thus creating a safer natural environment for kiwi and other native fauna to flourish.
In addition, we are committed to mitigating the carbon emissions produced during our construction process. For every new home we build, we gift 45 native trees to our partner, Trees That Count. We also encourage our clients to join us in safeguarding New Zealand’s future by gifting 24 native trees to mitigate their expected home maintenance emissions over 50 years.
100% KIWI SINCE 1983
We’re proud to be the largest Kiwi-owned home building brand. Achieving such a remarkable milestone requires an unwavering commitment to excellence. As time progresses, one thing remains constant: our relentless efforts to build homes that our clients can truly be proud to call their own.
FAST AND ACCURATE PRICING
Signature Homes has a proven track record for accurate pricing. With our expertise and the support of advanced technology, we offer fast and accurate pricing, providing our clients with complete confidence.
Meet our team
Signature Homes offers a comprehensive new home solution that provides you with access to our team of new home consultants, designers, quantity surveyors, and project managers, all in one convenient location.
This all-inclusive approach ensures that you have a single point of contact, making your experience smoother and more streamlined. You can rest assured that your new home is being designed and constructed by one of New Zealand’s most distinguished and reputable residential builders.
SIGNATURE HOMES LOCAL OWNERS
Our franchises are owned and managed by seasoned professionals with extensive knowledge and expertise in new home construction. They recognise that building a home is not just about the physical structure but also about fostering strong relationships with our clients and providing exceptional customer service.
They are deeply invested in their projects and are actively involved in every aspect of the building process. You can be confident they will be a familiar face throughout your journey and will work closely with you to ensure the home you envisioned becomes a reality.
NEW HOME CONSULTANTS
Our team of new home consultants (NHCs) are dedicated to finding the perfect build solution for you, and one that is tailored to your investment level. With their support and expertise, you can rest assured we’ll find the right new home solution for you.
DESIGN TEAM
Our team of experienced designers and estimators work hand-in-hand with you and your NHC to create a home design that is aligned to your brief and investment level. Utilising market-leading design technology, they collaborate with you to develop a concept that brings your vision to life.
COLOUR CONSULTANTS & INTERIOR DESIGN
Signature Homes provides a comprehensive range of services, including colour and interior design consultations. This valuable service guides you in making important decisions regarding the selection of exterior and interior paint colours, as well as fixtures and fittings for the interior of your home.
PROJECT MANAGERS
Our highly-skilled project managers will handle all the intricate logistics involved in the construction process, ensuring seamless coordination with the tradespeople working on your project.
They will keep you well-informed with timely updates, providing a clear picture of your project’s progress.
SUB-CONTRACTOR TEAM
We partner with expert accredited sub-contractors on all our projects. Our selection process ensures we team up with professionals dedicated to delivering outstanding results for our clients. We uphold Signature Homes’ high standards by implementing rigorous quality management processes from the initial planning stages to the final construction phase.
Exploring your project feasibility
Stage one is about determining the possibility of subdividing your property. This crucial phase encompasses a comprehensive evaluation of Council documentation, a comprehensive site assessment and a detailed report. Stage one lays the foundations for a stress-free, seamless subdivide and build journey.
Taking your brief
Understanding your goals
Before conducting a comprehensive site assessment, we will arrange a briefing session with you.
In this session, we will discuss your objectives for the property and your desired investment level.
Whether you intend to add a single dwelling or multiple dwellings, this step holds importance in ensuring the overall success of your subdivision project.
360 property review
Site visit report
Documentation and site visit Our findings and next steps
Before seeking Subdivision Resource Consent, it’s essential to assess the feasibility of your subdivision project. Our site assessment includes reviewing Council documents, zoning regulations, cost feasibility and subdivision policies for your property’s area. Our team will evaluate different factors to give you a clear understanding of your property’s potential.
We’ll set up a meeting with you to go over the results of our site assessment. During this meeting we will provide you with a detailed overview of the feasibility of a subdivision project, along with the subsequent next steps.
2
Preparing for Subdivision Resource Consent
In stage two, we take care of all the necessary paperwork and survey plans as part of the process of gaining Subdivision Resource Consent. We’ll guide you through the process and keep you well-informed along the way.
Subdivision Planning
Getting ready for Subdivision Resource Consent application
Our surveyor will perform a topographical survey to support Lot layout and infrastructure design. This survey provides important information to your local Council about your land’s current features. We’ll prepare a Scheme Plan, which visually depicts the planned changes.
Additional assessments like drainage evaluation, ecology surveys, and geotechnical reports may be necessary depending on your subdivision scope and location.
5 6
Design concepts
Subdivision Resource Consent application
Proposed design as part of the application Application is submitted
Based on the Scheme Plan and your indicative investment level, we will prepare a concept design and cost estimate for the proposed Lots and new dwellings.
We will submit your project for Subdivision Resource Consent. This application includes plans, surveys and other documents outlining the proposed subdivision.
Council assessment
Reviewing your project
Your local Council will review the Subdivision Resource Consent application and consider factors such as land use, density, environmental impact, infrastructure and compliance with planning rules.
Approval and conditions
Subdivision Resource Consent is granted pending further approvals
After reviewing and approving your proposed subdivision, your local Council can grant consent for your subdivision. All Subdivision Resource Consents come with specific conditions regarding infrastructure, environmental protection and other requirements. It’s essential to fulfil these conditions for the subdivision to move forward. Resource Consent
Payment to Council
STAGE 3
Preparing for titles
Once your subdivision is granted Subdivision Resource Consent, we will begin preparing engineering plans and initiating groundworks. In addition, stage three encompasses the essential steps of obtaining the necessary certifications to comply with the Resource Management Act 1991 (RMA).
Engineering plans
Preparation for Engineering Plan Approval (EPA)
Most subdivisions require specific preparations for essential services like drainage, water, power and fibre connections. These preparations involve submitting engineering plans to your local Council for approval.
Once the Council approves the plans, the necessary works can commence.
Groundworks
Making a start onsite
Once the engineering plan is approved, the groundwork can begin per the Subdivision Resource Consent conditions and the approved engineering plans.
Approval for finished work
Ensuring all conditions have been met
Once groundworks are complete, we’ll start collecting documentation for Section 224 approval. This includes demonstrating compliance with the Subdivision Resource Consent conditions.
To obtain the Section 224 certificate, Council officials and engineers will inspect the site and review submitted documents, including a review of the As-Built plans showcasing the new infrastructure. Our surveyor will handle the Section 224 certificate application on your behalf.
Professional service fees
What is an As-Built plan?
An As-Built plan is created by our surveyor. It shows the locations and details of new infrastructure as per the Approved Engineering Plans and Subdivision Resource Consent conditions.
Section 223 approval
Preparing survey plans
Section 223 is a legal requirement under the RMA. It involves our surveyor preparing draft survey plans and necessary documents to show the new Lots and any required legal instruments such as easements and covenants. Our surveyor will manage the Section 223 application process for you.
Section 223 approval Payment to Council Professional service fees
What is a Section 223 certificate?
Section 223 approval confirms that your local Council approves your survey plan under the RMA.
Section 224 approval
Subdivision work is approved
Once your local Council confirms that your subdivision works comply with the approved plans in your Subdivision Resource Consent, your Section 224 certificate will be issued.
Title registration
The final step, LINZ approval & titles issued
What is a Section 224 certificate?
The Section 224 certificate is a legal requirement under the RMA. Section 224 predominately relates to the completion of the physical works on site.
With approvals under Sections 223 and 224 secured, your solicitor and our surveyor will send the final survey plan and reports to Land Information New Zealand (LINZ). Our surveyor will also conduct a Land Transfer Survey (LT Survey) and mark the boundaries.
Upon LINZ’s review and approval, each lot will receive a unique legal description and title.
Design concepts & pricing
Now that your subdivision project has received title, we can move into the build phase of your project. Here we’ll work closely together to further develop the concept designs that align with your preferences and investment level, all while adhering to the conditions of the approved subdivision. We’ll also provide you with comprehensive and accurate pricing for the construction costs.
Design concepts & pricing Greenlight Planning Service
Review of the design as part of your Subdivision Resource Consent
Here we’ll review the proposed designs as part of your Subdivision Resource Consent to ensure everything is in order and meets your requirements. We’ll also provide a comprehensive cost estimate to confidently move into the next steps.
A service exclusive to Signature Homes
This is the stage where we present you with a comprehensive design and offer final fixed pricing, supported by our industry-leading Fixed Price and No Hidden Extras guarantees, ensuring transparency and peace of mind.
We’ll also introduce you to our exclusive Greenlight Planning Service, designed to provide a secure and reassuring step before fully committing to building with Signature Homes. Based on the total build-only cost, we only need a 1% deposit to move into the subsequent phases.
Contracts & Consents
Stage five is when your new home’s exciting details come together as a Signature Homes Building Agreement. We understand just how crucial this step is, and we are here to support you every step of the way.
Once you are satisfied with your building agreement, we’ll apply for Building Consent, handling all the necessary paperwork and formalities. You’ll also meet your talented colour consultant, who will help you bring your vision to life.
Building agreement
Building Consent
It’s time to move forward Your plans will be sent to your local Council for approval
Colours & fittings
Let the fun begin
We will prepare your building agreement once you’re satisfied with your design concept and fixed pricing.
Please take the time to carefully review the information provided and let us know if anything feels unclear. Rest assured that Signature Homes is committed to being your trusted partner throughout this process.
Now that you’ve entered into a building agreement, we will take care of arranging Building Consent with your local Council.
You’ll meet with your Signature Homes colour consultant while your local Council reviews your Building Consent for approval. They will assist you in finalising your interior and exterior colour scheme. In addition, we will review your electrical plan and discuss your kitchen design based on the pricing structure outlined in your building agreement.
6
It’s time to build your home
During stage six, you will meet your dedicated project management team. Once your Building Consent is issued, they will work diligently to create a comprehensive production timeline and initiate the construction process. Throughout this stage, you can rely on the expertise of your assigned Signature Homes project manager, who will keep you consistently updated on the progress of your project.
Meet your build team
Transitioning into construction
At Signature Homes, we want your home-building journey to be incredibly smooth. That’s why we’ve created our exclusive ‘Signature Homes Transition Briefing’. This service guides you seamlessly from the planning stage to the build stage of your new home.
Here you’ll meet your designated Signature Homes project manager. They will be your go-to person for overseeing the construction of your new home.
Building Consent is approved
It’s time to create your production timeline
Now that we have Building Consent approval, our production team will begin developing your production timeline and order the materials needed for your project.
Progress Payment
Building Consent
Construction commences Frames up, roof on
We’re laying the foundations
The concrete slab is complete, and your project is starting to take shape. We’re dedicated to keeping you in the loop every step of the way, and your project manager will provide you with regular updates. Once the ground floor is complete, we’ll provide you with your home completion date, as per our Guaranteed Completion Date guarantee.
Your home is beginning to take shape
Our clients often express this is the most exciting phase of their build journey as their homes begin to take shape. Now is a great time to conduct a site visit with your Signature Homes project manager.
Progress Payments indicate more than one payment during certain phases.
The final stages to handover
Stage seven is the final stage, where we add the finishing touches to your home. Our team works diligently to place the last materials, complete the painting process, and install fixtures and fittings. To ensure your home meets all necessary regulations as well as Signature Homes’ standards, we conduct a thorough final check. Once everyone is happy and satisfied, you’ll move into your new Signature Home.
Closing in Lining & painting
Turning a house into a home
The exterior cladding is now in place, and the joinery has been installed, bringing your vision for your home to life.
* Progress Payments *
Progress Payments indicate more than one payment during certain phases.
The finessing stages
Our team is working hard, lining your walls and painting your masterpiece with the utmost care and attention.
Progress Payments *
The final countdown
Fixtures and fittings
The tiles you desired at the beginning of your journey are being installed, brand-new carpet is being laid, and our expert team is ensuring your new home is fully compliant and prepared for its new owners.
Final inspection
One last check
Once satisfied that your home meets our quality control standards, we invite you to join us for a last inspection. We are committed to your satisfaction and ensuring you are thrilled with your new home. At this point, the Code of Compliance Certificate can be applied for.
Handover
Celebrations are in order!
Congratulations! It’s time to move into your new Signature Home. As we hand over the keys to your new home, we’re not bidding you farewell just yetwe’ll remain in contact to see how you’re settling into your new home over the coming months.
Regular check-ins
We’re dedicated to providing exceptional care for our clients, even after they move into their new homes. Our commitment is supported by service standards that guarantee our clients’ enjoyment and satisfaction in their new home, not only from the moment they move in, but for years to come.
3 months in 12 months in
How are you settling in?
Adjusting to a new home takes time. Between finding the perfect spots for your furniture and entertaining numerous guests, it’s safe to say you’ve been busy settling in. Our 3 month check-in is to see how you’re going, that you’re 100% satisfied with your home, and that any outstanding work is complete.
Celebrating your first-year anniversary
Congratulations on completing your first year in your new home! At Signature Homes, we understand the importance of this milestone and would love to be in contact with you to see how everything is going. In true Signature Homes style, we also have a special gift to mark the occasion and show appreciation for choosing us as your home builder.
Site visit report Our findings and next steps
Subdivision Planning
Design concepts
Proposed design as part of the Subdivision Resource Consent application
Building Consent is approved
It’s time to create your production timeline
Concept designs & pricing
Review of the design as per your Subdivision Resource Consent Greenlight Planning Service A service exclusive to Signature Homes
* Progress Payments indicate more than one payment during certain phases.
Typical subdivision process, timeframes and costs
The time and costs of completing a subdivision and obtaining new titles can vary. The complexity of acquiring Subdivision Resource Consent and other factors, such as the duration of construction works on site, influence these variables. In our experience, a usual project with 2 to 5 Lots, not counting home construction, usually takes 1 to 2 years. The exact timing depends on the project size and location.
Subdivision Resource Consent 6 - 12 months
• Feasibility investigations
• Scheme Plan preparation
• Preliminary designs
• Subdivision Resource Consent processing and approval by Council
Engineering and groundworks 6 - 9 months
• Engineering Plans
• Groundworks
• As-Built survey
• Section 223, and 224 approval
Land transfer and titles 1 month
• Field work
• Surveyor and solicitor submission to LINZ
• LINZ issues titles
Subdivision complete (does not include construction of the homes)
In total for the above stages it can take anywhere between 1224 months
$150,000 - $250,000+ per Lot (depends on location in NZ, and complexity of land)
Includes:
• Professional services fees
• Groundworks
• Application and processing fees (Council)
• Land Information New Zealand fees
• Solicitor fees
Building with New Zealand’s best building guarantees
Signature Homes is proud to offer New Zealand’s best building guarantees. We take great pride in our commitment to delivering exceptional guarantees that give our clients peace of mind during their build and well into the future.
FIXED PRICE AND NO HIDDEN EXTRAS GUARANTEE *
We understand that building a new home is a significant investment. That’s why we assure you that when you sign a contract to build with Signature Homes, you will have peace of mind knowing that the price specified in your building agreement will remain fixed with no hidden extras.
HOME COMPLETION GUARANTEE
Our Home Completion Guarantee provides 100% protection. In the unlikely scenario that our local Signature Homes franchise cannot complete your home, our Home Completion Guarantee will ensure your home is finished per the terms and conditions outlined in your Signature Homes Building Agreement.
GUARANTEED COMPLETION DATE
After pouring your concrete slab, we will provide you with a completion date. Having a set movein date makes it easier for you to plan the sale of your current home or the final date of your rental agreement, arrange for moving trucks and the allimportant housewarming celebration.
TWO-YEAR SERVICE GUARANTEE
Relaxing in your new home is even more comforting knowing you’re covered for nonstructural defects for two years. You can rest assured that such defects are unlikely, thanks to our quality assurance programme that we carry out throughout the construction process.
TEN-YEAR STRUCTURAL GUARANTEE
Our commitment to delivering quality homes is reflected in our Ten-Year Structural Guarantee.
In the unlikely event of structural defects, our guarantee provides 100% coverage, ensuring your investment is fully protected.
TEN-YEAR WEATHERTIGHTNESS GUARANTEE
We have absolute confidence in both our builders and the quality of materials we use. In fact, we are so confident that we offer a Ten-Year Weathertightness Guarantee that all our homes will provide a comfortable, dry and healthy living environment well into the future.
All guarantees are subject to the Residential Indemnity Guarantee (RIL) terms and conditions.
* Our Fixed Price and No Hidden Extras guarantees are subject to the terms and conditions outlined in your Signature Homes Building Agreement.
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