Solar Consent Exemption: NZ Building Inspector's Guide
NZ's solar panel consent exemption is now law. Here's what building inspectors must still check, flag, and document on every solar-equipped property.
NZ's Solar Panel Consent Exemption: What Actually Changed
For any building inspector working in New Zealand today, the recent update to Schedule 1 of the Building Act 2004 is worth understanding in detail. The amendment expanded the list of exempt building work to include most standard residential solar panel installations — meaning homeowners can now install qualifying photovoltaic (PV) systems without first obtaining a building consent from their local council.
MBIE's Building Performance guidance confirms the exemption is designed to reduce regulatory friction, accelerate New Zealand's renewable energy transition, and ease housing costs. But for inspectors conducting pre-purchase, pre-settlement, and new build inspections, the key question is not what the exemption allows — it's what it does not protect against.
What qualifies as exempt solar work?
Under the updated Schedule 1 provisions, solar panel installations generally qualify as exempt building work where they:
- Are mounted on an existing roof structure without modifying the roof framing to accommodate additional load
- Use roof penetrations limited to standard bracket fixings, correctly flashed and sealed
- Are connected to the electrical supply by a licensed electrician
The policy intent is clear: remove red tape on straightforward rooftop installations while preserving the requirement for qualified tradespeople to carry out the electrical work. It is worth noting that Australian states and territories operate their own consent-exemption frameworks under the NCC/BCA and state planning rules — if you work across the Tasman, check the requirements for each jurisdiction separately.
Exempt From Consent Does Not Mean Exempt From Risk: What Every Building Inspector Should Understand
This is the point to keep front of mind. Exempt building work is not exempt from the New Zealand Building Code. The structural and weathertightness performance obligations still apply. The exemption removes the requirement for a building consent and subsequent council inspection — it does not remove the obligation for the work to be done correctly. For detailed Building Code compliance obligations, MBIE's Building Performance website is the authoritative reference.
When you assess a property with an existing solar array, your professional obligations are the same regardless of consent history. Some practical considerations:
- Determining installation date — if you suspect the system predates the exemption, the absence of a building consent is more significant. It may indicate the work was carried out without consent rather than under an exemption that didn't yet exist.
- Documentation the homeowner should hold — even for exempt solar work, this includes installer details, the Electrical Certificate of Compliance (CoC) issued by the licensed electrician, and product specifications for the panels and inverter. If a vendor cannot produce these, note that gap in your report.
- Distinguishing exempt from non-exempt work — if the roof framing was modified structurally to support panel weight (additional purlins, reinforced trusses), that structural work may not qualify as exempt. Signs of modification without consent should be included in your report with a recommendation for further assessment.
Roof and Structural Issues a Building Inspector Must Still Flag
Even where the panel installation itself is exempt, the roof and structure beneath those panels are fully within your assessment scope. In practice, solar arrays can either mask existing roof problems or introduce new ones.
Weathertightness and roof penetrations
Every bracket mounting point is a roof penetration. Done correctly, with appropriate flashing and sealant, these are low risk. Done poorly, they are a direct water ingress pathway. On every solar-equipped property, examine:
- Flashings around mounting brackets — look for cracking, missing sealant, or signs of water ingress
- Whether penetrations appear systematic and professional, or improvised
- Tile or metal roofing condition immediately around mounting points
Tile and metal (longrun) roofs have different failure modes. On tile roofs, cracked or dislodged tiles around brackets are a common finding. On metal roofs, look for drill points that were not adequately sealed and that may have initiated corrosion.
Load-bearing considerations
A standard residential array may add several hundred kilograms to a roof structure. On most modern homes built to NZS 3604 or with engineered roof framing, this is unlikely to be a problem. On older homes with lightweight trusses, modified roof framing, or already-heavy concrete tile loads, cumulative weight warrants consideration.
Signs to look for include visible sagging or deflection of the roof plane, cracking at wall plates or ridge connections, and distorted rafter or purlin lines visible from the roof space. If you have any doubt, note it and recommend a structural engineering assessment.
Signs of uncertified or substandard work
Red flags that may indicate poor-quality or uncertified installation include:
- Misaligned or visibly uneven panel rails
- Conduit runs that are unsecured, UV-exposed, or terminate without weatherproof fittings
- Evidence of improvised connections visible at the inverter location
- Missing or damaged inverter enclosures
Document these indicators in your report without reaching outside your expertise.
Electrical Compliance: What a Building Inspector Can and Cannot Assess
The solar panel consent exemption does not touch electrical work. Connecting a solar PV system to a building's electrical supply requires a licensed electrician, and that electrician must issue an Electrical Certificate of Compliance (CoC). This is governed by WorkSafe NZ's Energy Safety function, which oversees electrical compliance for solar PV systems in New Zealand.
As a building inspector, your assessment is visual, not electrical. What you can appropriately comment on:
- Presence of an inverter — its location, condition, and whether it displays appropriate compliance markings
- Visible wiring condition — whether conduit from the panels and cabling to the switchboard appears secured, protected, and terminated correctly
- Red flags for unlicensed work — exposed wiring, improvised connections, missing fuse protection, or wiring that appears to bypass the main switchboard
What you should not attempt:
- Assessing whether the system meets AS/NZS 5033 (installation of PV arrays) or AS/NZS 4777 (grid connection)
- Evaluating the technical output or performance of the system
- Determining whether battery storage systems meet current safety standards
For grid-tied systems — the majority of residential installations — a CoC is mandatory. For off-grid and battery storage systems, additional obligations apply. If a vendor cannot produce a CoC for the solar electrical work, recommend the buyer obtain one or commission an independent electrical inspection before settlement.
Use clear scope language in your report: "Electrical compliance of the solar installation is outside the scope of this inspection. An Electrical Certificate of Compliance should be requested from the vendor and verified prior to settlement."
How to Document Solar Panels in a Building Inspection Report
"No consent required" should never mean "no commentary required." Documenting exempt solar work thoroughly is a core part of delivering a useful inspection report.
Photo priorities
For every property with a solar installation, capture:
- An overview shot of the full array from ground level
- Close-up photos of bracket mounting points and flashings
- The inverter — location, brand label, condition, and any visible warning indicators
- Conduit runs from roof to inverter, showing how they are secured and weatherproofed
- Any visible roof damage, staining, or irregularities near the array
- The roof space (if accessible), showing whether structural members are undisturbed
Add comments and severity ratings to photos noting areas of concern — this creates a clear, reviewable record that supports your written findings.
Reporting language
For exempt solar work, your report should make clear what was and was not assessed. Example language:
"Solar photovoltaic panels were observed on the north-facing roof slope. The installation does not appear to have been subject to a building consent under the Schedule 1 exemption provisions. Roof penetrations and flashings were visually examined; evidence of compromised flashing was noted at [location] and warrants further assessment. An Electrical Certificate of Compliance was not sighted during this inspection and should be requested from the vendor."
Using a structured inspection report template with a dedicated solar section — covering panels, flashings, conduit, inverter, and CoC status — helps ensure consistent coverage across every job.
When to flag "unable to fully assess"
If panels cover a significant portion of the roof, or the roof cannot be safely accessed, document the limitation specifically: "The area of the roof beneath and adjacent to the solar panel array could not be directly inspected. Assessment by a roofing specialist is recommended prior to settlement." That is a valid, professional finding.
What Buyers, Vendors, and Property Managers Should Hear From Their Building Inspector
A thorough inspector adds real value by explaining the implications of exempt solar work — not just noting it.
For buyers: request all available paperwork — installer details, the Electrical CoC, product warranties, and any voluntarily obtained building consent. Check with your insurer whether the solar installation affects your cover, and budget for ongoing maintenance: panels benefit from annual cleaning, and inverters typically have a 10–15 year service life.
For vendors: the building consent exemption does not remove your disclosure obligations. A solar installation with known flashing issues or missing CoC documentation is a material issue under NZ property law, regardless of consent history.
For property managers: ensure the documentation file for each managed property includes the CoC and installer details for any solar system. If that documentation is absent, commissioning an independent assessment now is more straightforward than addressing it when a tenancy dispute arises.
Frequently Asked Questions
Does the solar panel consent exemption mean I don't need to inspect the roof around panels?
No. The exemption removes the building consent requirement — it does not change your obligations as a building inspector. Flashings, roof penetrations, and structural condition around panel mounting points are all within the standard scope of a pre-purchase building inspection. Inspect and report on these as you would any other accessible part of the roof.
What documentation should a vendor provide for an exempt solar installation?
Even for exempt work, vendors should hold the Electrical Certificate of Compliance from the licensed electrician who connected the system, the installer's details, and product documentation for panels and inverter. Where battery storage is included, documentation relating to the battery system's installation compliance is also relevant. If these documents are not available, note that gap in your report and flag it to your client.
How do I report solar installation concerns without overstating my electrical expertise?
Use clear scope language: "The solar installation was visually assessed only; electrical compliance is outside the scope of this inspection." Describe what you observed — visible wiring condition, inverter condition, any obvious red flags — then recommend the client obtain or verify the Electrical Certificate of Compliance. This approach documents relevant observations without overstepping your professional scope.
Is NZ's solar consent exemption the same as in Australia?
No. Each Australian state and territory has its own frameworks under the NCC/BCA and state planning rules. Queensland, Victoria, New South Wales, and other states each set their own exemption thresholds and local authority requirements. The NZ Schedule 1 exemption under the Building Act 2004 applies in New Zealand only. If you inspect in both countries, consult the relevant state building authority for each jurisdiction.
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