Straight answers to the questions Auckland homeowners ask us most — about how we work, the design process, consent, and what to expect. If your question isn't here,
get in touch or
book a consultation.
What does Sonder Architecture do?+
Are you registered architects?+
Does using an architectural designer rather than a registered architect affect my consent?+
No. Building and resource consent are assessed on the drawings and documentation, not on the title of the person who prepared them. Auckland Council reviews whether the design meets the Building Code and the planning rules. What matters is that the documentation is complete and correct.
Where do you work?+
Auckland. Our process, our knowledge of the local planning rules, and our delivery partners are all built around Auckland projects. If your site sits outside the region,
get in touch and we will tell you honestly whether we are the right fit.
How do I start a project with you?+
What kinds of projects do you take on?+
Residential work across Auckland: full new builds, renovations and extensions, minor dwellings and granny flats, and subdivision or multi-unit projects. If a project isn't a good fit for us, we will say so rather than take it on.
Do you only design large or high-end homes?+
No. The right design depends on your site, your brief and your budget — not on price bracket. For some sections a custom design earns its keep; for others a series home gives you more house for the money, and we will tell you which path your site suits.
What information should I have ready before I contact you?+
Your address, a rough idea of what you want to achieve, and a realistic sense of your budget. You don't need drawings or a survey. If you have a LIM, a record of title, or existing plans, they help, but they are not required to start.
Do you charge for the first conversation?+
Can you help me decide whether to renovate, extend, or rebuild?+
Yes. That decision is exactly what feasibility exists for. We look at what your existing house and section can carry, what the planning rules allow, and what each path is likely to cost through our delivery partners, so you can compare options on the same footing.
What makes a project a good fit for Sonder?+
A homeowner who wants a design shaped around their site and how they actually live, and who values knowing the constraints before drawings start. If you want the cheapest possible plan with no site analysis, we are probably not the right practice for you.
What are the main stages of the design process?+
In broad terms: feasibility, concept design, developed (or preliminary) design, and detailed design with consent documentation. Each stage builds on the last and ends with a decision point before you commit to the next. We walk through it in full in
our article on the architectural design process.
What happens during concept design?+
Concept design turns your brief and your site into the first spatial ideas — how the home is laid out, where it sits on the section, how it responds to sun, views and access. It is deliberately loose so options can be tested and discarded cheaply before anything is locked in.
What is developed design?+
Developed design takes the agreed concept and resolves it: room sizes, levels, key materials, structure in principle, and how the parts fit together. By the end of this stage the design is settled enough to price with more confidence and to prepare for consent.
What is detailed design and consent documentation?+
This is where the design becomes a full set of drawings and specifications a builder can price and Auckland Council can assess. It covers construction detail, code compliance information, and the documents that go into the building consent application.
Why not skip straight to drawings?+
Because a drawing set that ignores your site or the planning rules is expensive to fix later. Feasibility and concept work are the cheapest place to change your mind. Resolving the big questions early keeps the detailed stages efficient.
How involved will I be?+
Closely, at every stage. You review and sign off at the end of each stage before we move on. The design is a series of decisions made with you, not handed to you finished.
Can I make changes partway through?+
Yes, and early changes cost far less than late ones. Reworking a concept sketch is quick; reworking a full consent set is not. That is one reason the process is staged — so changes land while they are still cheap.
What do I receive at the end of each stage?+
A defined set of drawings and information appropriate to that stage, and a clear decision to make before the next stage starts. You always know what you are approving and what comes next.
Do you manage the consent application?+
We prepare the drawings and documentation that the application relies on and coordinate the specialist input it needs. The application itself is lodged with
Auckland Council, who assess and decide it.
What is your role once construction starts?+
That depends on the project and how it is delivered. Our core work is the design and consent documentation; construction is carried out by builders and delivery partners. We can talk through what level of involvement suits your project during
consultation.
Do you work with engineers and other specialists?+
Yes. Most projects need input from structural engineers, and some need geotechnical, civil, surveying or planning specialists. We coordinate that input so it fits the design and the consent documentation rather than arriving as an afterthought.
How do design fees work?+
Design fees are charged by stage — feasibility, concept, developed design, and detailed design and documentation — so you commit one stage at a time rather than to the whole project up front. The exact structure for your project is set out before you start. We don't publish a fixed price list because the fee depends on the scope.
Why don't you publish fixed prices?+
Because a fair fee depends on the scope, the site and the complexity of the brief, and quoting a number without seeing those is rarely useful. Once we understand your project we set out the fee in writing before any design work begins.
Are fees a percentage of the build cost or a fixed amount?+
Design fees for residential work are commonly structured either as a fixed fee per stage or as a percentage, depending on the project. We confirm which structure applies to your project, and what it covers, before you commit.
When do I pay?+
Staged, alongside the work. Because the design is delivered in stages, fees are tied to those stages rather than paid in a single lump. The specific schedule is set out in your proposal.
Is the feasibility report really free?+
Yes — the
feasibility report is free. It exists so you can understand your site and the viability of your brief before you decide whether to engage us for design. There is no obligation to continue.
What is not included in your design fee?+
Design fees cover our design and documentation work. They generally do not include third-party costs such as council consent fees, specialist engineering, surveying, geotechnical reports or the build itself. We flag which of these your project is likely to need so there are no surprises.
How much do building consent and council fees cost?+
How much do architectural plans cost?+
Will you give me a build cost?+
We don't build, so we don't set build prices. The
feasibility report gives you an indicative build cost from our delivery partners specific to your project, and the tender after consent gives you binding prices from builders.
Do design fees change if the project scope changes?+
If the scope changes materially — a bigger brief, added rooms, a shift from renovation to rebuild — the fee is revisited and agreed with you before the extra work happens. You won't get an unexpected bill for work you didn't approve.
Is engaging a designer worth the fee on a renovation?+
What is a feasibility report?+
It is an early assessment of what your section allows, what your brief realistically costs, and whether the project is genuinely viable — before you commit to design fees. You can request the
free feasibility report to get started.
What does the feasibility report tell me?+
In plain terms: what the planning rules let you do on your site, whether your brief fits, an indicative build cost from our delivery partners, and any site constraints worth knowing about early. It is designed to help you decide whether and how to proceed.
Why start with feasibility instead of a design?+
Because it is far cheaper to find out early that a brief doesn't fit a site than to discover it halfway through a drawing set. Feasibility puts the constraints on the table first, so the design you pay for is built on solid ground.
What site factors affect what I can build?+
Zone and planning rules, site size and shape, slope, access, existing structures, and overlays such as flooding, heritage or coastal effects. Each of these can shape or limit a design, which is why we assess them before drawing.
I have a sloping section. Does that change things?+
My site is near the coast. Anything I should know?+
What if my site is in a flood-prone area or an overland flow path?+
That is a real constraint that needs to be understood early, because it affects floor levels, drainage and consent. We explain it in
our article on flood plains and overland flow paths, and Auckland Council holds the flood information for your specific property.
How do I find out what zone my property is in?+
The Auckland Unitary Plan sets the zone and the rules that apply to your site, and
Auckland Council publishes this by address. Feasibility interprets what those rules mean in practice for your brief.
Does my title type matter?+
Yes. A cross-lease, freehold or unit title each carries different rights and constraints, which can affect what you can build and consent. We unpack the difference in
our article on cross-lease versus freehold.
Can you tell me if my idea is realistic before I spend money on design?+
That is precisely what feasibility is for. It gives you an honest read on viability, cost direction and constraints so you can decide with your eyes open.
Book a consultation or request the report to begin.
What if feasibility shows my project isn't viable as planned?+
Then you have saved yourself the cost of designing something that couldn't proceed. In most cases we can also show you an alternative that does work on your site, so the outcome is a redirected project rather than a dead end.
What is the difference between resource consent and building consent?+
Resource consent is about whether you may do the project under the planning rules; building consent is about whether the building itself meets the Building Code. Some projects need one, some need both. We explain both in
our overview of building consents in New Zealand.
Does my project need resource consent?+
It depends on whether the design complies with the planning rules for your site or breaches one of them. Where it does trigger resource consent, we identify that early so it can be planned for. The determination sits with
Auckland Council.
Does my renovation need building consent?+
Many do, and some smaller works are exempt. Whether yours needs consent depends on the specific work. We cover the common cases in
our article on building consent for renovations, but the definitive answer for your project comes from Council.
What can I build without building consent?+
Some low-risk work is exempt under Schedule 1 of the Building Act, but the boundaries are narrower than people expect. We summarise the common exemptions in
our article on what you can build without consent — and any exemption should be confirmed with Auckland Council or a Licensed Building Practitioner before you rely on it.
Who is responsible for obtaining the building consent?+
Do I need consent to remove an internal wall?+
Often yes, because a wall may be load-bearing or contain services, and that is restricted building work. We cover it in
our article on consent to remove an internal wall, and whether a specific wall is structural should be confirmed by a Licensed Building Practitioner or engineer.
Do I need consent to add a bathroom or toilet?+
Adding plumbing and drainage usually brings work into consent territory. We explain the typical position in
our article on adding a bathroom or toilet; the specifics for your home should be confirmed with Council.
What is restricted building work?+
Restricted building work is design and construction work critical to a home's structure or weathertightness that, by law, must be carried out or supervised by Licensed Building Practitioners. Where your project involves it, that work must sit with an appropriately licensed practitioner — not something we would advise around.
How long does consent take?+
Statutory processing timeframes are set in legislation and administered by Auckland Council, and real timing depends on the project and Council's workload. Because the timeframe isn't ours to set, we point you to Council for current processing times rather than quote a number.
What is a Code Compliance Certificate, and why does it matter?+
A Code Compliance Certificate (CCC) is Council's confirmation that completed building work met the consent. It matters at resale — missing or open consents can complicate a sale, as we discuss in
our article on selling a house without a CCC.
What is a heritage overlay and how does it affect me?+
Can you guarantee my consent will be approved?+
No one honestly can — the decision rests with Auckland Council. What we can do is prepare complete, code-focused documentation that gives the application the best chance and reduces the risk of requests for further information.
Do you design renovations and extensions?+
Yes — it is one of our core services. We design renovations and extensions across Auckland, from reworking an existing floor plan to adding new space. See the
renovations and extensions page for how we approach it.
Is the process different for a renovation than for a new build?+
Yes. A renovation has to work with what already exists — structure, levels, services and quirks of the original house — which adds constraints a blank site doesn't have. We explain the renovation-specific process in
our article on the design process for home renovations.
Why does renovation sometimes cost more per square metre than a new build?+
Because you are working around existing structure, trades have less room to move, and you are often upgrading services and insulation the original house never had. That is a general pattern, not a quote — your real numbers come from feasibility and, later, tender.
Should I renovate or knock down and rebuild?+
It depends on the condition and bones of the existing house, your brief, and what the site allows. Feasibility compares the options on the same footing so the decision is made on evidence rather than instinct.
Can you design an extension that matches my existing house?+
Can you convert my garage into living space?+
Often yes, though it usually involves consent and upgrades to insulation, moisture and fire separation. We cover what is involved in
our article on garage conversions.
Do you design second-storey additions?+
Yes. Adding a storey brings structural and foundation questions and can trigger planning rules around height and shading, so it is very much a feasibility-first project. We assess whether your existing house can carry it before design begins.
Will a renovation disrupt the parts of the house I'm keeping?+
Some disruption is unavoidable, but good design plans for it — staging the work, isolating the affected zones, and thinking through how you live in the house during construction. That planning happens in the design stages, not on site.
Can you improve how my existing home performs, not just how it looks?+
Yes, and renovation is a good moment to do it. Reworking layout, glazing, insulation and ventilation can lift warmth, light and comfort. See
healthy homes and performance for how we build that in.
Do you design heritage or character home renovations?+
Yes, with care for the constraints they carry. Character and heritage homes often sit under overlays that shape what can change, so we confirm those controls early and design within them.
I only want a small renovation. Is that worth designing properly?+
Do you design new homes?+
Yes. We design
custom homes shaped around your section and how you live, rather than dropped from a catalogue. The starting question is always whether custom is the right path for your site.
Is a custom design right for every section?+
No, and we will say so. If your section is flat and standard and the budget is tight, a series home can get you more house for the money. Custom earns its keep on sites with real constraints or a brief a standard plan can't meet.
What is the difference between a custom home and a series or group home?+
A custom home is designed from scratch for your site and brief; a series home is a pre-designed plan adapted to your section. Custom offers more control and site-fit; series usually offers a lower price and faster start. Feasibility helps you choose.
Single storey or two storey — how do I decide?+
How do you make sure the home suits how I actually live?+
Can you design for sun, light and outlook?+
Yes — orientation is one of the first things we resolve. Getting sun into the right rooms at the right times of day is largely free at design stage and expensive to retrofit.
Passive solar design is part of how we approach it.
Do you design multi-unit or duplex housing?+
How have the density rules changed what I can build?+
Can I see examples of your work?+
Yes — our
projects page shows completed work across a range of Auckland homes and briefs.
How long does it take to design a new home?+
It varies with the size and complexity of the project and the number of decisions along the way. We give you a realistic programme for your project once the scope is clear rather than a generic figure.
Where do I begin with a new home?+
With
feasibility. Before any drawings, it tells you what your section allows, whether your brief fits, and an indicative cost — so the design starts from reality.
What is the difference between an architectural designer, a registered architect and a draughtsperson?+
A registered architect holds the legally protected title and registration under the Registered Architects Act 2005. An architectural designer provides design and documentation without that specific registration. A draughtsperson chiefly produces drawings from a given design. We set out the distinctions in
our article comparing a designer, a registered architect and a builder.
Why can't you call yourselves architects?+
Because "architect" is a protected title in New Zealand and using it without registration would be misleading and unlawful. We are architectural designers, and we are clear about that so you know exactly who you are engaging.
Does the title change the quality of the design?+
Title and design ability are not the same thing. What determines a good outcome is the quality of the thinking, the site analysis and the documentation — which is why we point you to
our projects rather than to a label.
Can an architectural designer prepare consent documentation?+
Yes. Architectural designers routinely prepare the drawings and documentation for building and resource consent. Where the work involves restricted building work, that portion must be carried out or supervised by the appropriately Licensed Building Practitioners.
Do I still need a Licensed Building Practitioner?+
For restricted building work — the structural and weathertightness work critical to a home — yes, that must be done or supervised by Licensed Building Practitioners by law. We coordinate with the right practitioners so the design and the licensing line up.
Who does what on my project — designer, engineer, builder?+
Do you build the project as well as design it?+
We are a design practice; we don't build. Construction is carried out by builders and our delivery partners. Keeping design and build as distinct roles keeps the pricing and the accountability clear.
What are delivery partners?+
They are the builders and construction partners we work alongside to price and deliver projects. They are how the
feasibility report gives you an indicative build cost, and how a designed project moves toward construction.
How do I know an architectural designer is right for my project?+
Look at whether their process starts with your site and brief, whether they document thoroughly for consent, and whether their completed work fits the kind of project you have. An honest feasibility conversation is a good first test.
Will AI replace designers?+
Can you take over a project another designer started?+
Sometimes, depending on where the project is up to and the state of the existing documentation.
Get in touch with what you have and we will give you a straight read on whether we can pick it up.
Do you design for sustainability?+
Yes, and we treat it as design rather than an add-on. Orientation, insulation, glazing, ventilation and material choices all shape how a home performs over its life. See our
sustainability page for how we approach it.
What is a healthy home in design terms?+
A home that is warm, dry, well ventilated and full of the right light — not one that relies on running heaters and dehumidifiers to be liveable. We build those qualities in through
healthy homes and performance design.
What is passive solar design?+
It is orienting and shaping a home so it captures winter sun and manages summer heat, cutting the energy needed to stay comfortable. Most of the benefit is decided at concept stage, largely for free. We explain it in
our article on passive solar design in Auckland.
Will a warmer, better-performing home cost more to build?+
Some measures add cost and some are simply good decisions made early — orientation and layout cost little to get right at design stage. We aim for the performance gains that make sense for your budget rather than specifying for its own sake.
What are the insulation rules in New Zealand?+
Building Code requirements for insulation have tightened in recent years, and new work must meet the current standard. We summarise the position in
our article on New Zealand insulation rules; the definitive requirements sit with the Building Code and Council.
Do the Healthy Homes Standards apply to my project?+
The Healthy Homes Standards are tenancy requirements for rental properties, separate from the Building Code that governs design and construction. If you are designing a home to rent, they are worth understanding early — the detail sits with
Tenancy Services.
Can you improve the performance of an existing home?+
Yes. A renovation is a good opportunity to lift warmth, dryness and light through better glazing, insulation, ventilation and layout. We design those improvements in rather than bolting them on.
How do you keep a home dry and free of condensation?+
Through the design fundamentals: managing external moisture, ventilating properly, and detailing the building envelope so it handles water correctly. Weathertightness detailing — the kind covered by
the E2 external moisture standard — is core to that.
Do you use sustainable materials?+
Is designing for performance worth it in Auckland's climate?+
Yes. Auckland homes still get cold and damp in winter and can overheat in summer, and both are largely design problems. Getting orientation, insulation and ventilation right is what makes a home comfortable year-round.
Can a high-performing home still look the way I want?+
Yes. Performance and design intent are not in competition — good design delivers both. The aim is a home that is comfortable and efficient and looks and feels the way you want it to.
How long does the whole process take?+
It varies with the size and complexity of the project, how many decisions arise along the way, and Council processing. Rather than quote a generic figure, we give you a realistic programme for your project once the scope is clear.
What takes the most time?+
Usually the decisions — resolving the brief, settling the design, and responding to any council requests. Design work moves at the pace of the choices made, which is one reason feasibility up front keeps the later stages efficient.
How long does feasibility take?+
It is the quickest stage, and it is where you get the most clarity for the least commitment. Request the
free feasibility report and we will let you know the timing when we understand your site.
Can the process be faster if I'm in a hurry?+
Some things can be sequenced tightly, but consent timeframes and thorough documentation can't safely be rushed — and rushing the design is where costly mistakes creep in. We will be honest about what can and can't be compressed.
What causes delays?+
Changing the brief midway, incomplete site information, specialist reports arriving late, and council requests for further information. Good feasibility and complete documentation are how we reduce the avoidable ones.
When is the best time of year to start?+
The best time to start is when your brief and finances are ready — the design stages run year-round. Because construction is seasonal, starting design early means you reach a build-ready position when it suits the build calendar.
How far ahead should I plan before I want to be building?+
Allow genuine time for design, documentation and consent before a build can begin — more than most people first assume. Starting the conversation early gives the project room to be done properly rather than rushed.
Will I get a programme for my project?+
Yes. Once the scope is clear we set out the stages and a realistic timeframe so you know what happens when, and what each stage needs from you to stay on track.
What do you need from me to keep things moving?+
Timely decisions and sign-offs at each stage, and any site information we ask for. The design moves at the pace of your feedback, so responsiveness is the single biggest thing you control.
What happens after the design and consent are done?+
The project moves to tender and construction with builders or our delivery partners. The consent documentation is what they price and build from, which is why getting it right is worth the time it takes.
How do I get started?+
No questions match your search.
