How it works
Subdivision is the legal division of land or buildings for separate ownership.
You can subdivide:
- a property – for example, if you want to sell part of your back yard so someone else can build a house on it
- a building – for example, if you split your house into two flats.
You also need to go through the subdivision process if you want to adjust the boundary between neighbouring properties.
Types of subdivision
There are three main types of subdivision:
- Fee simple (freehold) is the most common type of subdivision. Separate records of title are created for each lot.
- Unit title (strata) subdivision is when there is more than one unit on a single freehold piece of land, and each of the units is owned separately – for example, an apartment building or block of flats. An owner holds the unit title to their unit and shares ownership of common areas, which are managed by a committee made up of all the owners (called a body corporate).
- Cross-lease (flats or household unit) ownership involves an equal share in the freehold title for the entire piece of land, along with a lease over a particular flat. New cross-lease subdivisions are rare in Wellington.
Your surveyor can advise you which type of subdivision would be best for your circumstances.
A subdivision project is usually managed by a surveyor or other land development professional.
A simple subdivision like a boundary adjustment between neighbours might involve the owners, the surveyor, the Council and a solicitor.
A large and complex subdivision might also involve engineers, contractors, architects, designers, landscapers, planners, quantity surveyors, valuers, real estate agents and others.
Using an agent to prepare your application
1. Concept and planning
Every subdivision starts with an idea.
Talk to us, and seek advice from a surveyor or other professional who understands the process and can advise if your proposal is feasible.
Resource consent pre-application meetings
2. Apply for a resource consent
You need a resource consent to subdivide a property. Getting a resource consent can be a specialised process and we recommend using a surveyor or planner to help you.
Applying for a resource consent
Subdivisions create new land parcels (lots) that may need substantial earthworks or additional services, including driveways, drainage, water supply, power and phone and internet connections.
All these requirements will be stated as conditions on the subdivision resource consent. These conditions must be completed before we issue the final certification.
Monitoring resource consent conditions
4. Allocate new addresses
When your resource consent is approved, you'll receive an address allocation sheet. It's important that you use the addresses in the format you're allocated, as it can create confusion if you don’t. Please don’t make assumptions about new addresses.
If you have any questions about address allocation, you can contact Land, Customer and Property Information by phone on 04 499 4444 or by email at firstname.lastname@example.org
5. Cadastral survey
Cadastral is the formal legal survey of the land to finalise the new property boundaries and dimensions. It's usually done when construction is complete.
The cadastral survey is carried out by Land Information New Zealand (LINZ) with the help of your surveyor.
We confirm all the conditions of the resource consent are met and provide certification to LINZ so they can issue new records of title.
Resource consent fees
For any fee simple subdivision, you also need to pay a development contribution. Development contributions help reduce the impact that new developments have on infrastructure and demand for Council services, such as water supply, waste water or community infrastructure.
The Resource Consents team is available Monday to Friday, 8am to 5pm.
Resource Consents team
Phone: 04 801 3590