Intertenancy walls are essential for fire safety, noise reduction, and structural integrity in unit title properties across New Zealand. Whether you own an apartment, townhouse, or duplex, ensuring compliance with the New Zealand Building Code (NZBC) is crucial. But what happens if your property is missing an intertenancy wall—or worse, has a door between units?
What Does the Law Require?
Under the Building Act 2004, all intertenancy walls must meet NZBC standards, including:
✅ Fire Resistance (FRR 60/60/60) – The wall must contain fire for at least 60 minutes.
✅ Acoustic Separation (STC 55+ rating) – Preventing excessive noise transfer between units.
✅ Structural Stability – The wall must be independent and prevent collapse.
Additionally, the Unit Titles Act 2010 mandates proper separation between units, meaning any modifications—such as adding a door—could lead to non-compliance.
What If Your Property Lacks an Intertenancy Wall?
If your unit doesn’t have an intertenancy wall, it may be non-compliant, putting you at risk of:
❌ Council enforcement – You may receive a Notice to Fix, requiring expensive retrofits.
❌ Insurance issues – Claims may be denied if your property lacks proper fire separation.
❌ Resale & financing problems – Buyers and banks may refuse to deal with non-compliant properties.
How to Fix the Issue
1️⃣ Check your original building consent – Contact your local council for records.
2️⃣ Engage a building surveyor – Assess whether your property meets compliance.
3️⃣ Consult the Body Corporate – If applicable, they may assist with solutions.
4️⃣ Apply for Building Consent – If remedial work is needed, official approval is required.
What If There’s a Door Between Units?
A standard door in an intertenancy wall compromises fire safety and sound insulation, increasing fire spread and noise transfer. This is a major compliance risk.
Solutions
🚪 Best option: Remove the door and reinstate a fully compliant intertenancy wall.
🔥 Alternative: Upgrade to a fire-rated, self-closing, and smoke-sealed door (FRR 60).
📜 Check council records: If the door was added without consent, retrospective approval may be required.
Do Older Buildings Need to Upgrade?
Properties built before the Building Act 2004 may not meet current fire and acoustic standards. However, unless modifications have been made (such as removing a wall or adding a door), upgrades may not be immediately required. If changes have occurred, the property must comply with current NZBC standards.
What Happens If You Ignore the Issue?
Insurance risks – Policies may be voided if fire safety standards aren’t met.
Legal disputes – Tenants, neighbours, or the Body Corporate could take action.
Council enforcement – You could face expensive compliance orders.
Next Steps
✔ Check legal documents and consent records.✔ Get expert advice from a fire engineer or building surveyor.✔ Consult the Body Corporate and local council on compliance requirements.✔ Upgrade or retrofit as needed to meet NZBC standards.
Ensuring your property meets fire and acoustic separation requirements is essential for safety, compliance, and long-term value. If you’re unsure about your property’s compliance, act now—before it becomes a costly issue.
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