What Plan Change 120 Means for Auckland Property Buyers in 2026
If you're buying property in Auckland right now, you've probably heard about Plan Change 120. Maybe your lawyer mentioned it, maybe you saw it on the news, maybe it came up on a LIM report. But what does it actually mean for you — the person about to make the biggest financial decision of your life?
Here is what you need to know, in plain language.
§ 1.0What is Plan Change 120?
Plan Change 120 (PC120) is a major update to Auckland's planning rulebook — the Auckland Unitary Plan. Auckland Council publicly notified it on 3 November 2025, and it does two big things at once.
First, it strengthens the rules around building in areas affected by natural hazards: floods, landslides, coastal erosion, and coastal inundation. Second, it refocuses where new housing can be built, concentrating density around transport hubs and town centres rather than spreading it evenly across every suburban street.
PC120 replaced the earlier Plan Change 78, which had required three-storey housing on most residential sites across Auckland, including in flood zones and areas far from public transport. After the devastating 2023 Anniversary Weekend floods, Auckland Council pushed hard for the ability to introduce tougher hazard rules. New legislation in August 2025 gave them that power.
§ 2.0Why should property buyers care?
The natural hazard provisions of PC120 have immediate legal effect from 3 November 2025 under section 86B of the Resource Management Act. This is not a proposal sitting on a shelf — it is already changing how resource consents are assessed across Auckland.
P Note · Immediate effect
Even while the hearings panel process runs through 2026–2027, the hazard rules are live. Any resource consent lodged today is assessed against PC120's natural hazard provisions.
In a flood zone
Chapter E36 (Natural Hazards and Flooding) classifies flood hazard areas into four categories - low, medium, high, and very high - based on the depth and velocity of floodwaters. Development is assessed against a risk matrix combining hazard category with the sensitivity of the proposed activity. In very high hazard areas, some types of development may not be possible at all.
On a slope
Auckland Council completed a region-wide landslide susceptibility study (TR2025/7) in 2025 - the first in almost 30 years. These maps are now incorporated into the Unitary Plan under PC120 and used when assessing resource consent applications. If the property has moderate or higher landslide susceptibility, you will likely need a geotechnical assessment before developing.
Near the coast
Coastal inundation and erosion rules have been strengthened. Auckland Council's Shoreline Adaptation Plans are progressively being finalised for each coastal cell. Some areas may eventually be designated as managed retreat zones.
Planning to develop
The activity classification system has changed from 'less vulnerable' and 'vulnerable' to 'less sensitive,' 'potentially sensitive,' and 'sensitive' - with sensitive activities further split based on occupancy frequency and public health risk. This affects the consent pathway for any new build or subdivision.
§ 3.0Where is PC120 up to right now?
As of March 2026:
Natural hazard rules
In force now. Immediate legal effect from 3 November 2025 under s86B RMA.
Public submissions
Closed 19 December 2025. Over 10,000 submissions received.
Further submissions
Closed March 2026.
Decisions Requested
Summary expected 14 May 2026.
Hearings Panel
Independent hearings expected through 2026.
Final decisions
Not anticipated until mid-2027.
Government update
In April 2026 legislation reduced Auckland's required housing capacity to approximately 1.4 million homes. Auckland Council has agreed a set of guiding principles for any PC120 amendments, the first of which is to retain the current downzoning for natural hazards. A second public submission round open to everyone is expected around August 2026.
The key takeaway: the hazard rules are live now, but the broader zoning and density rules may still change before PC120 becomes fully operative.
§ 4.0What to do before buying
If you are in the process of buying an Auckland property, here is the practical checklist.
Check the hazard overlays
Use Auckland Council's free Flood Viewer and GeoMaps (Natural Hazards theme) to see what hazard layers affect the property. This takes five minutes and costs nothing.
Get a hazard report
A Know Your Risk NZ report checks the property against 7 hazard layers and tells you what each finding means in plain language, including how PC120 rules apply. It costs $49 and downloads instantly.
Order a LIM report
The legally mandated disclosure from Auckland Council. Since October 2025, LIMs include improved natural hazard information including landslide susceptibility maps. A standard LIM costs around $375 and takes up to 10 working days.
Get insurance quotes early
Obtain quotes from at least three insurers before going unconditional. Ask specifically about flood excess, coastal cover, and the annual premium for the property address.
Talk to your lawyer about PC120
Ask your solicitor specifically how the current and proposed PC120 rules apply to any development plans you have for the property.
§ 5.0The bottom line
PC120 is the most significant change to Auckland's planning rules since the original Unitary Plan in 2016. For property buyers, the message is straightforward: check the hazard profile before you commit. The tools exist, the data is available, and the cost of checking is a tiny fraction of what you are about to spend on the property itself.
Check your property's hazard profile
7 hazard layers assessed. Instant PDF download. $49.
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