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Dangerous, affected and insanitary buildings

Dangerous, affected and insanitary buildings have the potential to cause serious harm to people, or damage other property. 

What is a dangerous, insanitary or affected building?

In some situations, buildings may be being used for something they were not designed for, have suffered structural damage or they may not have functioning sanitary facilities. Such buildings may pose risks to people or to other property. 

A building is considered dangerous (under Section 121 of the Building Act 2024)

  • If it is likely to cause injury or death to people inside or near it, particularly in the event of a fire or natural disaster
  • If the structural integrity of the building poses a risk to occupants or the public.

A building is deemed insanitary (under Section 123 of the Building Act 2024)

  • If it poses a threat to health due to dampness, mold, improper drainage, or lack of adequate sanitation (e.g., no access to safe drinking water or sewage systems)
  • If it creates unsanitary conditions that can affect the health of the occupants or the public.

A building is considered affected (under Section 121 of the Building Act 2024)

  • If it is adjacent to or near a dangerous building and may also be at risk of damage or collapse due to its proximity.

A dangerous, affected or insanitary building might:

  • Be older and/or poorly maintained
  • Be currently used for something it wasn’t designed for
  • Have suffered a structural failure or be in a state of disrepair that means it could collapse
  • Lack sanitary facilities through having non-functioning toilets, washing and bathing facilities
  • Lack a potable (drinkable) water supply
  • Not be weather tight - have insufficient or defective provisions against moisture penetration so as to cause dampness in the building or in any adjoining building. 

How does Council deal with dangerous, affected or insanitary buildings?

When a building is brought to the Council’s attention as being possibly dangerous, affected and/ or insanitary, Council will undertake investigation to determine whether that building is dangerous, affected and/ or insanitary as defined in the Building Act 2004, before taking the actions required under Council's policy and the Act.

If investigation is done in response to a District Court Order under section 126 of the Act or through a warrant issued by Council’s Chief Executive under their signature to remove any immediate danger under section 129 of the Act, then the building owner will be liable for Council costs.

When a building is determined as being dangerous, affected, and/ or insanitary, Council will perform its responsibilities under section 124 of the Act.

This may include but is not limited to:

  • Putting up a hoarding or a fence to prevent people from approaching the building,
  • Attaching a notice that warns people not to approach the building,
  • issuing a written notice notifying the work required to be carried out on the building to reduce or remove the danger or to prevent the building from remaining insanitary,
  • Placing a notice on the determined building that prevents people from using it, and
  • Restricting entry to the building for particular purposes or particular persons or groups of persons.

All possible dangerous insanitary or affected buildings will be assessed in accordance with Councils Dangerous Insanitary Affected Risk Matrix with priority given to medium to higher risk type buildings.

Any building(s) determined as being dangerous, affected, and/ or insanitary will have a notification and a list of necessary remedial actions placed in the corresponding property file maintained by Council until the issues are resolved.

Moreover, while a building is classified as dangerous, affected, or insanitary, specific details will be included on any Land Information Memorandum (LIM) or Project Information Memorandum (PIM) if it impacts proposed building activities.

This information will consist of a declaration of the building's status, a copy of the notification detailing required remedial work and compliance deadlines, and a copy of any letters sent to owners, occupants, and affected parties regarding the building's condition, including evacuation notices if issued.

Data pertaining to such buildings will be accessible through the relevant LIM or PIM, with Council adhering to the disclosure guidelines outlined in the Local Government Official Information Act 1987 and the Local Government Act 2002.

If Council is satisfied that a building is dangerous, affected or insanitary, and determines that it is appropriate to take action, it may serve notice on the owner. There are specific requirements for the form of these notices and how they must be issued.

Where a notice confirms that remedial work is required, the council may inspect the property or take some other step to confirm the work has been carried out within the timeframes stated on the notice.

It is an offence to fail to comply with a notice, issued Council, requiring work to be carried out on a building to reduce or remove danger, or prevent the building from remaining insanitary.

If the building has heritage status, Heritage New Zealand Pouhere Taonga will be consulted, and the process will not increase the physical danger to the public.

Legal requirements

Read more below about the legal requirements affecting dangerous, affected or insanitary buildings.

Frequently asked questions

Want to know more? Read the FAQs below to delve a bit deeper into the topic. Additional information can be found on the Ministry of Business, Innovation, and Employment website.

The Building Act 2004 (section 131) requires all territorial authorities, including the Council, to adopt and Section 132 the adoption process and review of the dangerous and insanitary buildings policy within its district.

The November 2013 amendment of Section 132A of the Building Act requires Council to consider affected buildings as defined as Section 121A in the Dangerous Insanitary Policy. 

Subpart 6A Section 133AA of the Building Act set out Earthquake-prone buildings contain separate requirements for the managing of earthquake prone buildings and councils dangerous, affected insanitary buildings policy do not need to consider them as they are covered by sections 133AA - 133AY of the Building Act.

The policy indicates the Council’s general approach and its priorities in performing its functions in relation to dangerous, insanitary and affected buildings. The policy also deals with the performance of those functions in relation to buildings that are also heritage buildings.

It is the building owner’s responsibility to ensure that buildings comply with the Act’s requirements.

The Council’s responsibility (section 124 (2) (a) (b) and section 127) is to ensure that when dangerous or insanitary conditions are found, the danger is reduced or removed, and the owner takes action to prevent the building from remaining dangerous or insanitary.

Where an owner fails to take steps to address the dangerous or insanitary state of a building, the Council may exercise its powers in accordance with section 126 (1)(a)(b), (2) to take those steps on the owner's behalf and to seek to recover any resulting costs as set out in section 126 (3) from the owner.  

Once Council has taken certain actions to restrict access or reduce or remove danger or insanitary conditions it is prohibited to use or occupy the building. It is an offence to continue to use or occupy a building, or permit another person to do so, if council has:

  • Put up a hoarding or fence in relation to a building
  • Attached a notice warning people not to approach a building
  • Issued a notice restricting entry to a building

The exceptions to this are:

  • Accessing a building to carry out the work required by a notice issued under section 124(2)(c) to reduce or remove danger or insanitary conditions
  • Access to a building that is specifically permitted by a notice issued under section 124(2)(d). In this situation, the notice itself may specify that entry to the building is permitted either by specific people or groups of people, or for a particular purpose

Notices issued under this subsection do allow the use or occupation of the building but only in accordance with the specific terms of the notice. There is an additional offence specified in section 116B of the Building Act that prohibits the use of a building that is dangerous or insanitary.

This section specifies that it is an offence for people to use or knowingly permit another person to use a building:

  • For a use for which the building is not safe or not sanitary; or
  • That has inadequate means of escape from fire.

Building owners or people with vested interest in buildings that were issued a dangerous, insanitary or affected notice who fail to comply with a Section 124 (2) (c) notice to ‘reduce or remove the danger’ or ‘prevent the building from remaining insanitary’ or restricting access for ‘particular purposes to particular people’ in accordance with Section 124 (2) (d) are committing an offence.

They are liable on conviction to a fine as set out in Section 128A (1)(b) (i) (ii) and (2) (b).

All offences relating to dangerous, insanitary or affected buildings can be dealt with by Council either as an infringement offence, as set out in the Building (Infringement Offences, Fees, and Forms) Regulations 2007, or as a general offence under the Building Act.

Council can issue an infringement notice or bring a proceeding for an offence under section 116B for the use of buildings which is not safe or sanitary, or if a building has inadequate means of escape from fire.

Decisions on what is the appropriate action to be taken about dangerous, affected or insanitary buildings will be based on the specific issues and dangers arising from the building in question, and the requirements of the Building Act.

For example, in the case of a derelict building, erecting a hoarding to prevent people from approaching or entering the building may be adequate. However, if the building has a history of use by squatters who thereby place themselves at risk, this action may be insufficient. Serving notice on the owner to remove or reduce the danger, possibly through demolition, could be a more appropriate course of action.

Similarly, a notice requiring a reduction in danger may be the best solution were removing the danger completely would have other negative impacts. In such circumstances, Council will exercise their judgement as to the most appropriate action under the Building Act.

If you believe a building in your area is dangerous or insanitary, you can:

  • Report it to us: Contact our team to investigate your concerns on contact details below.
  • Stay clear of the building: For your safety, avoid entering or being near a building that you suspect is dangerous or insanitary until it has been inspected.

Council will inform neighbours or occupants: If it is safe to do so and make others affected aware of the potential risks. We will also ensure that building owners and residents are informed once an inspection has been conducted.

Once a report is made, the following steps are taken by the Territorial Authority (Buller District Council)

  • Inspection: A qualified building inspector will visit the site to assess the building.

  • Risk assessment: If the building is found to be dangerous, insanitary, or affected, we will issue a formal notice to the building owner detailing the required actions and a timeframe for completion.

  • Public safety measures: If immediate danger exists, we may take action such as closing the building, putting up safety barriers, or, in extreme cases, ordering the building to be evacuated.
  • Follow-up: The building owner is responsible for making the required repairs. We will carry out further inspections to ensure the work is completed. 

  • Compliance and enforcement: If the building owner does not comply with our notices, we may take action, including carrying out the necessary work and recovering costs from the owner.

If you are a building owner and receive a notice that your property is dangerous or insanitary:

  • You will be informed of the issues found during our inspection
  • You will be given a clear list of required repairs or safety measures to make the building safe for occupants and the public

  • You will have a set time to carry out the necessary work. We will work with you to ensure you understand your obligations and the process
  • Failure to comply with a notice may result in enforcement action, including fines or us completing the work on your behalf and recovering the costs.

Buller District Council is committed to ensuring buildings in our district are safe for everyone.

  • We regularly inspect buildings and respond to public concerns.

  • We work closely with Fire and Emergency New Zealand (FENZ) and other agencies to assess risks.

  • We provide building owners with guidance to help them meet safety standards

  • We keep the public informed about unsafe buildings through our public register.

Signs of a dangerous building include visible structural damage, leaning walls, or obvious risks such as broken windows or debris.

An insanitary building may have persistent dampness, mold growth, or a lack of basic sanitary facilities like toilets or clean water.

If your building is declared dangerous or insanitary, you will be notified by us and may be required to leave the building temporarily while repairs are made.

We will work with you and the building owner to ensure the building is made safe as quickly as possible.

Yes, if you disagree with the notice issued, you can appeal it. Contact us for more information about the appeals process.

You can lodge your application for determination at https://www.building.govt.nz/resolving-problems/resolution-options/determinations/applying-for-a-determination

This depends on the nature of the issues. Building owners will be given a reasonable timeframe to complete necessary work, but in cases of imminent risk, immediate action may be required.

If you believe that there is a dangerous, affected or insanitary building, please let us know.

You can do this by:

Email: info@bdc.govt.nz
Phone: 03 788 9111

Or alternatively log a service request on our website:
https://bullerdc.govt.nz/do-it-online/request-a-service/