Minor Dwellings and Sleep Outs

Consented and consent free minor dwellings and sleepouts that complement and improve the value of your property.

Changes to the Auckland council unitary plan have made it easier to add a minor dwelling, cabin or sleepout to your property.

Call us to build 65m2 minor dwellings or smaller sleepouts and cabins.

Smart planning and the right choice in materials will ensure a cost effective build that compliments and adds value to your property.

Garage and sleep out minor dwelling new build in Auckland.

5 steps to building a quality Minor Dwelling

  1. Make smart design and material choices that work with your budget
  2. Understand costs and mitigate risks
  3. Ensure good communication between all involved
  4. Understand and manage the consent process effectively
  5. Use professional project management to complete on time and within budget

Customer Reviews

27 reviews on
Kerry Inskeep
Kerry Inskeep
Anton of Red Square Construction; repaired 2 damaged ceilings in my home. He managed the project efficiently & professionally throughout. His builder & his plasterer/ painter were obviously well skilled in their work & took a real pride in their finished product. I certainly would recommend this firm without reservation & will be using their services again. Kerry Inskeep.
Mike Willis
Mike Willis
Have to say wow! Amazing effort put in over three days of on and off rain to get our backyard project finished. Boxed, filled and paved our patio / BBQ area in quick time. Anton is very organised and his workers are very efficient. Stoked with the result!! Would recommend to any of our friends.
Maureen Malabanan
Maureen Malabanan
I have always dreamed of a beautiful backyard since we bought our house 8 years ago. After a few consultation with Anton, we have finally decided to go ahead with our project. Anton is so easy to deal with and very professional. He has given us a few options depending on our budget. We are so pleased with the result and would definitely use Red Square Construction for all our future renovations. Very good workmanship and quality. Thank you very much again 🙂
Andre Chaltsev
Andre Chaltsev
A great company to deal with. We worked on a laundry project together with Anton. Would definitely recommend Red Square Construction!
Sandy Pardon
Sandy Pardon
Red Square built a pool deck for us and fixed posts on an outdoor retaining wall, Anton and his team are excellent to deal with and do a wonderful job, going beyond what the job entails for a very professional service.
Jen Trask
Jen Trask
We were very impressed with the prompt professonal service that we received, and the work was completed to an extremely high standard. We can not fault the work, service, or the professional friendly manner that we received. Thank you Anton. We highly recommend this company to others.
Michelle Court
Michelle Court
Anton and his team were awesome, they were punctual, kept me informed, friendly and they did a great job. Antonis honest, a great problem solver and listener. I will continue to use his services in the future. Thanks Anton! 😊
Bob McMillan
Bob McMillan
Very thorough, polite and professional, coming in on budget, with very high quality work resulting - could not recommend Anton and his team more highly
Erin Richards
Erin Richards
Great team and awesome work. Old house with wonky walls, old fences, deck and more. Anton and his team were professional, very tidy and in and out with no fuss. Unforeseen issues discussed and being a single female I appreciated his honesty, different ideas and patience with my endless questions. Thank you Red Square, I will see you again!

Minor Dwellings vs Sleepouts / Cabins

Minor dwellings are a class of secondary dwelling. Minor dwellings up to 60 – 65 square metres can be built without resource consent whereas sleep outs and cabins up to 30 square metres can be built without resource consent. Consent free minor dwellings must include a kitchen and be for residential use whereas sleep outs and cabins will need consent to contain cooking or sanitary facilities, or a potable water supply.

There are many other differences so it is recommended to work with a Licenced Builder to make the right choices for your build.

Building a Minor Dwelling in Auckland

A minor dwelling is a specific class of secondary dwelling that has under the Auckland Unitary Plan. A “Minor Dwelling” must contain a kitchen/food preparation facility and be designed for a residential purpose. Minor Dwelling is specified in the Auckland Unitary Plan under the three residential zonings of Single House Zone, Residential Large Lot, and Rural zone.

The unitary plan has reduced the need for consents but building regulations still apply. “Consent free minor dwellings” can be built up to a size of 60 or 65 square. All zones that provide for a minor dwelling as a specified activity contain the following standard: “A minor dwelling must not exceed a floor area of 65m2 excluding decks and garages”

  • Minor dwellings may not need resource consent to be built
  • Minor dwellings can only be built in 4 of the 6 residential zones
  • To not need resource consent they must not exceed a floor area of 65m2 excluding decks and garages
  • A minor dwelling can be greater than 65m2 if appropriate and assessed through the resource consent process
  • Adding a toilet to a minor dwelling will need resource consent
  • There are multiple other requirements for building a minor dwelling without consent.

Minor Dwelling Designs

Minor dwellings can built up to size of 65 square metres without resource consent. Maximise the livable areas in and around your minor dwelling with a great design. Decks and garages are excluded from the floor area calculation. All other internal space associated with the minor dwelling must be counted.

If a garage exists, it’s good to note that where a minor dwelling’s laundry is located within an associated garage, the laundry area is included within the floor area calculation of the minor dwelling – this area includes the space taken up by the appliances and the area directly in front used for standing (about 2 to 3m2).

  • Use your plans or work with us on a custom design
  • Maximise use of the 65m2 area to your needs
  • Make the most of what you can do under the unitary plan
  • Smart design and material choices to complement your primary dwelling
  • Design for high standard results within your budget

Minor Dwelling Costs

The basic build cost of a minor dwelling is $2100-2500 per square metre. Rates given are for the base building cost, and generally exclude costs of local authority fees, external works and utilities, as these will vary in each situation. We work with you at the planning stage to get clear on the costs. Smart planning means we can guarantee to stay within your budget.

  • Transparent costing to avoid surprise costs
  • Basic build cost of $2100-2500 per square metre
  • Review council and consent fees
  • Evaluate costs of external work and utilities
  • Get a guarantee to stay within budget

Two Bedroom Minor Dwellings

Minor dwellings can often be built with two bedrooms and not need resource consent. If the minor dwelling is smaller and contains fewer bedrooms than the principal dwelling it will likely avoid being viewed as a principal dwelling. A smart design can fit two bedrooms, kitchen, living/dining and bathroom into 60 square metres.

  • Minor dwellings should contain fewer bedrooms than the principal dwelling
  • Minor dwellings should be smaller than the principal dwelling
  • Minor dwellings often contain 2 bedrooms but 3 would face more scrutiny

We’d love to chat with you about your vision