Key findings of the review

5 - Assessing alternative solutions

Purpose

To examine how the Council assesses alternative solutions proposed for use in building projects.

Background

Alternative solutions are one way of demonstrating that building work will comply with the Building Code. Building consent authorities can use the known performance of the relevant Acceptable Solution (prescriptive means of compliance) as a benchmark to make their own assessment of whether the performance of the proposed alternative solution is adequate. An alternative solution may involve materials, components or methods that differ from those in a Compliance Document, but still satisfy the performance objectives of the Building Code.

Initial review

The Department found that the Council had few defined procedures for dealing with alternative solutions. The technical rationale for accepting alternative solutions was rarely being recorded by processing or inspection staff. A 2002 technical review of the Council had also made similar findings, which had not been actioned.

Recommendations made to the Council	Action taken by the Council before the follow-up review
Develop a formal policy to define how its technical staff should process proposed alternative solutions. This should include requirements to: justify the acceptance or rejection of a proposed alternative solution, demonstrating how Building Code compliance will be achieved clearly document and maintain records of the use and acceptance of alternative solutions.	This work was now being undertaken by the Council's processing contractors.The Council kept records relating to the processing of alternative solutions, but contractors used a variety of policies and procedures for their assessment and decision-making relating to alternative solutions.

Follow-up review

The Department found that alternative solutions were assessed by the Council's processing contractors. If the alternative solution relates to a cladding system, the system must be on the Council's approved list of cladding systems, a copy of which has been provided to all contractors. The Council's processing contractors informed the Council when an alternative solution was being used in construction by way of a certificate. The Council also provided its processing contractors with further information on some approved alternative solutions by way of a practice note.

Based on the evidence provided by its processing contractors, the Council made a final decision on whether to accept or reject any alternative solution. The Department assessed a number of alternative solutions, mostly relating to product and systems, during its on-site visit and did not find any examples where an alternative solution processed by a contractor was not accepted by the Council.

The Department found that the Council's processing contractors used a variety of policies and procedures for their assessment and decision-making relating to alternative solutions.

Recommendations made to the Council	Response from the Council
Ensure its contractors provide clear justification for the acceptance of an alternative solution and regularly conduct auditing procedures to ensure compliance with the Building Code has been achieved.	The accreditation process has drawn to the processing contractors' attention the need to document the assessment of alternative solutions and the rationale behind approval of such solutions.Checking Processors' assessments of alternative solutions forms part of the Building Authority audits carried out prior to the issue of a building consent.

Conclusion

The Council has implemented the Department's recommendations.