General:
How do I stay up to date with the recovery process?
For the latest news and information on Auckland’s storm recovery, make sure you sign up for our regular recovery newsletter and keep an eye on the OurAuckland recovery webpage.
What is the consultation from 11 – 24 September about?
To help Aucklanders recover from the extreme weather events in early 2023, Auckland council’s Governing Body has approved in principle to a cost-share arrangement with the Government for a $2 billion storm recovery package.
We are consulting with Tāmaki Makaurau to find out if Aucklander’s support Auckland Council entering into the proposed agreement with central government.
The proposed funding package will invest in three key activities:
- Repairing storm damage to the transport network
- Making Space for Water (the council’s flood mitigation programme) and other storm resilience projects
- Category 3 property buyouts - Category 3 homes are those that are most vulnerable to extreme weather in the future making them unsafe for people to live in.
To find out more and give your feedback visit AK Have Your Say.
What is the Governing Body?
The Governing Body is a decision-making body, made up of the mayor and 20 ward councillors. The Governing Body is responsible for Auckland-wide, strategic decisions including budget, and will decide whether Auckland Council should enter into the proposed co-funding recovery package with central government. Find out more here.
Property Categorisation
What’s taking so long to provide a category, compared to what they’re doing in the Hawkes Bay?
There has been comparison with the Hawke’s Bay, where they’ve been able to move groups of homes en masse from Category 2C to Category 1 once the repairs are made to something like a stopbank. Auckland’s denser built urban environment and land typography is very different, so in Auckland we need to go property by property to assess whether there are any options to reduce the risk to the people living there.
In Auckland, we estimate up to 5,000 individual flood assessments are required, in addition to 250 geotechnical inspections (plus geotech studies in Muriwai, Piha, Karekare). Each property’s circumstances are unique, and it takes time to work through the information, we want to ensure we assign the correct category to a property.
This scale of site assessments will take months to complete. The skills shortage in the technical fields of flood and geotechnical engineering prevent us being able to do this work faster. A challenge we’re dealing with is sharing a limited number of specialists with affected regions - professionals that were in short supply even before the disasters. In the case of geotech, we’re contracting teams beyond Auckland to help with the desktop work because there’s just not enough resources available here.
Is Category 3 just for properties with a risk of loss of life from flood or landslide, or does it also apply to properties that are unrealistic to repair due to damage sustained?
Category 3 applies to future risk from flood or landslide, however in most cases where a property was damaged and is unrealistic to repair, it is likely that the future intolerable risk. There may be a few exceptions, and community-level flood protection options will play a part in determining future risk.
If my property is placarded red/yellow, why can’t you tell me it’s category 2/3?
The placarding process and the risk categorisation are two different and independent processes – the colour of a placard doesn’t determine a property’s risk category.
Rapid building assessments were used to assign placards. These assessments determine whether a building is safe to occupy and if it poses a safety risk to others based on the current state of the building and / or land. Following a rapid building assessment, a building will receive a placard.
Placards (or ‘stickers’) indicate a building’s level of safety and whether people can be in it. Only authorised officials can place, change or remove them. A white placard means there are no access restrictions, a yellow placard means access is restricted, and a red placard means access is prohibited.
As part of the property risk categorisation process – your property is being assessed based on the likelihood of impacts and risk to life during future severe weather events. This is the key difference between this process and placarding – this process is looking at future risk whereas placarding looked at immediate safety risks and whether your property was safe to be in now.
This site assessment looks at whether there are changes that can be made on the property or surrounding area to reduce the future risk of serious flooding or landslides to the home. This includes considering Auckland Council’s proposed “Making Space for Water” initiatives for flood affected properties. If there aren’t any practical and financially viable solutions and there is an intolerable risk to life, then it’s likely the property will be Category 3.
Can property owners have an influence on the final categorisation of a property? / Will there be an appeals process if I disagree with the category assigned to my property?
Once we have assigned your property a category, there will be an opportunity to provide additional information if you disagree. We will take an evidence-based approach to assigning categories, including technical site assessments where needed.
What is the process for changing from an initial Category 1/2 or 2/3 to Cat 1, 2 or 3?
Where a property is marginal and could go between two categories, we’ll need to do a further site assessment to look specifically at your property. We will speak with you directly to explain this if you fall into one of these scenarios, and we’ll seek your permission before visiting your property.
This site visit will look at your individual property to identify whether there’s a practical mitigation available to protect your home. If there isn’t any practical solution, your home will be considered Category 3.
When will the details of the process that will follow categorisation for Cat 2 and Cat 3 be available?
These processes are still being worked through, and will be confirmed in the coming weeks.
Some details will be determined by the government negotiations – for example what financial support may be available for Category 2 homes. There are also decisions that Auckland Council will need to make specifically for Auckland, such as whether the Council agree the government co-funding offer and how things such as property valuations are set. We expect Aucklanders will be consulted on their views and preferences relating to the proposal for Category 3 buyouts during September.
We know that you need to understand what is next after you receive a category, and we are working to confirm these details as quickly as we can.
When will I find out what category my property falls into?
Muriwai
Initial categories have been advised to those living in the areas of Muriwai where we’ve undertaken a geotechnical assessment on widespread slope instability.
Piha and Karekare
The geotechnical assessment on widespread slope instability is expected to be complete by the end of September, and initial categories will be advised then.
Rest of Auckland
We know people want certainty as soon as possible, and we are working to carry out this major piece of work as fast we can, while balancing the need to make quality, evidence-based decisions on the future of people’s homes.
The timeframe for communicating an initial category is dependent on the individual property situation, for example whether it was affected by floods, landslides, or both, and whether the property is in an area that may become a blue-green network under the Making Space for Water programme.
For land stability issues outside of our west coast study areas (i.e. outside of Muriwai, Piha and Karekare) it will take about a month to go from a site assessment to being provided a category. Based on the number of individual geotech inspections we believe are needed in Auckland, this is likely to take 3 to 6 months to complete overall. We’re working to complete these assessments as fast as possible, but work is heavily dependent on the availability of geotech engineers, which there is a shortage of, particularly when other storm-affected regions across the country need people with the same skills.
We estimate there are around 5,000 flood assessments needed in Auckland. At this stage, the timeframe to go from a flood-affected site assessment to being provided a category is expected to be between 1 and 3 months. This range varies depending on whether a property is a single affected property in an area, or whether it is in a cluster of flood-affected properties where a community level intervention, such as a blue-green network, may be needed. Where a community level intervention is needed, we need to complete site assessments for the whole area to determine what is feasible.
How will the property buy-out process work and when will it occur?
We are working with central government to determine the process for buy-outs and the timeline, and when we have more detail we will let you know.
It’s important to remember that policy framework and systems and processes to do this at the scale that is needed across Auckland don’t exist and importantly, the funding doesn’t exist. Any property buyouts will need significant funding from ratepayers and taxpayers.
Auckland Council will need to consult with Aucklanders on the cost of the programme and the financial commitment needed.
How will buyout valuations be calculated and by whom?
Auckland Council is working on a valuations policy that will be confirmed after the cost share negotiations with central government are complete. We will look to determine a fair and reasonable approach that recognises the significant financial hardship faced by homeowners and balances the high cost of a buyout programme to Auckland ratepayers.
If a Category 2 property is unable to receive resource consent, will it be moved to Category 3?
This would need to be considered on a case by case basis on the particular circumstances.
Rates Relief
Why is the council offering rates relief?
We are aware of the financial hardship experienced by many of those impacted by extreme weather events during the first half of 2023. This rates remission is targeted at those people with uninhabitable homes who have been affected most by the extreme weather events in the first half of 2023.
Do I qualify for rates relief?
Auckland Council agreed a rates remission programme to support residents in need with 100 per cent rates remission for uninhabited storm damaged homes. Red placarded houses as of 30 June 2023 will receive 100 per cent rates relief for the full 2023/2024 rating year. Homeowners that received a yellow or white placard can apply for rates relief if they are unable to live in their home. For more information visit OurAuckland.
You can still apply for rates relief, if you believe your property is uninhabitable because of the extreme weather events in first half of 2023 but did not receive a placard.
When will my property’s rating valuation be reassessed?
If there has been significant and long-lasting physical damage because of the extreme weather events in the first half of 2023, you can request a rating valuation review. Otherwise, your rating valuation will remain as it is until the next city-wide revaluation which is due for publication late 2024 and will be used to set rates for the 2025/2026 rating year.
What are the property risk categories?
The risk categories are different from the coloured placards that were assigned to damaged homes after the storms this year.
|
Category |
Definitions |
Examples |
|
1 |
Repair to previous state is all that is required to manage future severe weather event risk. |
Minor flood damage to repair but no need for significant redesign or retrofitting. |
|
2C |
Community level interventions are effective in managing future severe weather event risks. |
Local government repairs and enhances via flood protection schemes will adequately manage the risk of future flooding events in the face of climate change effects. |
|
2P |
Property level interventions are needed to manage future severe weather event risk, including in tandem with community level interventions. |
Property specific measures are necessary e.g., improved drainage, raising houses. Benefits accrue to property owners, but some may face affordability issues.
|
|
2A |
Potential to fall within 2C/2P but significant further assessment required. |
Interventions might be possible or required, but there is insufficient information to provide initial categorisation. The property may move between two categories or to categories one or three. |
|
3 |
Severe weather event risk cannot be sufficiently mitigated in the future. Some current land uses may remain acceptable, while for other properties there is an intolerable risk of injury or death. |
In the face of enhanced climate risks, the property may face an unacceptable risk of flooding in the future. Other properties could be subject to unstable land that poses an ongoing risk. |
Property buyouts
Why does Auckland Council need to buy category 3 properties?
An intolerable level of risk now exists for some residential households as a result of two extreme weather events in January and February 2023. For properties that have been identified as category 3, the level of risk to life cannot reliably or affordably be mitigated by property level or community level physical works. Without support to move, these households are also highly likely to become entrenched in a disaster-rebuild-disaster cycle, where loss of life is possible.
As part of the proposed cost-share arrangement with the Government, local councils in storm affected areas will buy the properties from the owners so people don’t continue to live in homes that are high risk. This is a voluntary process for property owners to enter into.
How will the property buy-out process work and when will it occur?
We are working with central government to determine the process for buyouts and the timeline, and when we have more detail we will let you know. It’s important to remember that policy framework and systems and processes to do this at the scale that is needed across Auckland don’t exist and importantly, the funding doesn’t exist. Any property buyouts will need significant funding from ratepayers and taxpayers. Auckland Council will need to consult with Aucklanders on the cost of the programme and the financial commitment needed.
How will buyout valuations be calculated and by whom?
Auckland Council is working on a valuations policy that will be confirmed after the cost share negotiations with central government are complete. We will look to determine a fair and reasonable approach that recognises the significant financial hardship faced by homeowners and balances the high cost of a buyout programme to Auckland ratepayers.
Can you clarify the buyout process from consultation to when homeowners will get their buyout?
There is a lot of detail to work through before we can confirm how long the purchase of a property will take. Some of the details that will inform the timeline, such as the valuation methodology, will be dependent on the decisions our mayor and councillors make in October.
The public consultation is open from 11 to 24 September 2023, and the results from this will then be analysed and form part of the decision-making by our Governing Body in early October. We recognise that property owners want certainty as quickly as possible, and we’ve signalled that we’d be looking to start individual conversations with confirmed Category 3 property owners at the end of October.
What process will be in place to provide feedback and input into the valuation process for Cat 3 buyouts?
We know that the details of how homes will be valued is critical for you. The details of the valuation methodology are being worked on at the moment, and you can have your say on this as part of the public consultation, taking place from 11 – 24 September 2023. This consultation gives all affected property owners an opportunity to provide input into the process used to value Category 3 properties, and we strongly encourage you to take this opportunity to provide feedback so your views can be considered by Governing Body as part of the decision-making process.
In recent public and private conversations about buyouts, the date of October/November has been floated as a start date for the buyout process to begin: is this still tracking?
Our intention is to be in a position to begin property owner conversations on individual property buyouts from late October. We would hope that this means there is an outcome for some property owners before Christmas. However, there are a number of parties involved in a buyout transaction; the property owner, council, insurance companies, and in some cases a bank. We will be doing our best to get resolutions as quickly as possible for those that choose a voluntary buyout.
Furthermore, how long will the buyout process take and with whom do individual landowners engage to take part? (e.g. CERA in Chch)
We don’t have a confirmed timeframe for the buyout process at the moment but we will keep communicating with you on this, as details become available. We can confirm that council will be leading the property owner engagement, there will not be a separate entity established.
In the consultation document for the cost sharing scheme, it says the resolution of voluntary buyouts will take place from November onwards, does this mean category 3 homeowners receive pay-outs before Christmas?
We plan to begin making the first buyout offers for confirmed Category 3 properties before Christmas, subject to Governing Body decision-making in early October. We can’t say how long the actual payout process will take because the property owner will first need to consider and accept the offer. There will also be a legal and financial transaction to complete, just like any normal property sale and purchase process including insurance, mortgage discharge etc.
How long will it take for homeowners to get their first payment once they accept a buyout offer?
One of our recovery principles is that property owners have a fair and reasonable amount of time to consider any offer made. Given there are several parties involved in a property purchase, such as the property owner’s lawyer, bank and insurance company, the time it will take for each property to go from offer to settlement will differ, as is the case for any property purchase process.
Remediation
Should I start work on my yellow or red placarded property before categorisation? (i.e. is it pointless to start work on my property if it is later issued with a category 3)
We unfortunately cannot advise one way or the other. The decision sits with the property owner and will depend on your individual situation. To have a placard removed, you will need to arrange for the necessary work to be carried out. However, you can wait until there is more information on property categorisation in your area and then decide. We recommend that you speak with your insurance provider before proceeding with work on your property.
Is there cost sharing arrangement for remediation costs for Cat 2 properties?
High-level estimated costs will be considered as part of the final categorisation for Category 2/3 homes, this is because likely cost is one of the inputs into whether an engineering solution is feasible or practical.
The government has indicated in their announcements that support would be available for property level remediation. We are continuing to speak with government counterparts to understand what this means for individual property owners.
What efforts are council going to make to ensure that repairs to land and buildings will be prioritised (in the consent process) and fast-tracked so our lives and homes can return to normal?
We recognise that getting repairs made as quickly as possible is a priority for all storm affected people right across Auckland. A fast-track process is already in place for building consent and resource consent applications for properties that need repairs due to flood and cyclone damage. This process is available to both insured and uninsured property owners.
You can either speak with your allocated case manager or email regionalplanninghelpdesk@aucklandcouncil.govt.nz to discuss your application with our planning team. Please include the word ‘cyclone’ in the subject line and include your property address and placard details too.
It’s important to note that the fast-track process doesn’t relax consenting requirements, all repairs will be subject to relevant building code and resource management requirements.
Will Auckland Council remove some of the barriers to getting resource consents for remediation (eg timing, costs)?
Auckland Council’s Recovery Office is discussing this with our Regulatory Services team and will provide some further information when we have it.
Will property owners be able to access funding for property specific remediation?
The Government has indicated it is prepared to co-fund property-specific protection work. Details of this are still being worked through as part of the negotiations with the Government. Council is preparing advice for property owners
Remediation work to repair damage that isn’t designed to protect the property from future risk would be expected to be covered by property owners, in most cases through insurance.
Will Auckland Council allow any remediation on council land?
This would be considered on a case by case basis with the Parks and Community Facilities department as the reserve administrator (where applicable) and manager of the park land. Parks and Community Facilities have a land owner approval process that provides a structured approach and advice for any proposed works.
Should I start work on my yellow or red placarded property before categorisation? (i.e. is it pointless to start work on my property if it is later issued with a category 3).
We unfortunately cannot advise one way or the other. The decision sits with the property owner and will depend on their individual situation. If the property owner would like to have their placard removed they need to arrange for the necessary work to be carried out. Otherwise, they can wait until there is more information on property categorisation in their area and then decide.
Muriwai
What is the process for determining a property’s risk in Muriwai?
GHD, an external professional services company, is carrying out geotechnical studies in Muriwai (as well as Piha and Karekare, which are on a different timeline). Once completed, GHD will provide the draft report to council, and our geotechnical team will then do a property-by-property assessment to assign initial categories, based on the study findings. For many properties we will be able to do this rapidly, and in these cases initial categories will be communicated to individual property owners in Muriwai on Monday 28 August.
It’s important to signal to you now that some properties may have an ‘initial Category 1 / 2‘ or ‘initial Category 2 / 3’ assigned. This is because some properties are marginal – there could be a possible site-specific engineering solution required but more information is needed to determine if it’s feasible. In these cases, an additional site visit from us will be needed.
These property specific visits will begin in early September and may take a couple of weeks to complete, depending on the number of properties that need this assessment. Our priority will be to get these done as quickly as possible and confirm the property as either an initial Category 1, initial Category 2 or initial Category 3.
We know this will be a frustrating extra step for these property owners – it feels like one more hurdle to get over. Our commitment to you since the geotechnical programme began was that decisions would be based on robust technical evidence. It’s critical for us all to have confidence that the right decisions are being made about the future of your home.
Will Muriwai residents be encouraged to actively participate in the shaping of the future of their community?
Absolutely – we will work with the Muriwai community to ensure a local recovery plan is developed in partnership with the community.
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