Water and access are the most important considerations for any lifestyle block. Problems with either can make a property unworkable.
Water supply
Unlike residential property connected to town supply, lifestyle blocks usually rely on:
Bore water
- - Depth, yield, and water quality
- - Pump condition and power requirements
- - Consent requirements vary by catchment (check with HBRC)
Rainwater collection
- - Tank capacity relative to roof area
- - Treatment and filtration
- - Drought resilience
Stream or spring water
- - Legal right to take water (not automatic)
- - Consent requirements
- - Reliability and quality
Shared water supplies
- - Agreements with neighbours
- - Infrastructure responsibilities
- - What happens if the agreement ends?
Hawke's Bay water context
Water is a particularly sensitive issue in Hawke's Bay. The Tukituki catchment has some of New Zealand's strictest regulations. If you plan to irrigate, keep animals, or use more than minimal amounts of water, consent requirements are critical.
The National Policy Statement for Freshwater Management (NPS-FM) requires councils to prioritise ecosystem health. This affects water availability and may require freshwater farm plans for properties with livestock or intensive land use.
Freshwater farm plans
If you plan to run stock, you may need a certified freshwater farm plan. These are being phased in across New Zealand and require:
- - Identification of freshwater risks on your property
- - Actions to manage those risks
- - Stock exclusion from waterways (fencing requirements)
- - Regular auditing and updates
The timing and requirements depend on your catchment and farming intensity. We can help you understand what obligations may apply to any property you are considering.
Access
Legal access
Does the property have legal access? This might seem obvious, but legal access can be:
- - Formed public road
- - Unformed (paper) road
- - Right of way over private land
Each has different implications for maintenance, cost sharing, and security.
Practical access
Even with legal access, practical issues may exist:
- - Can you get vehicles and farm equipment in?
- - What happens in heavy rain or flooding?
- - Are there bridges or culverts with weight limits?
- - Who maintains what?
Shared driveways and rights of way
Many lifestyle blocks share access with neighbours. Understanding your obligations and rights before you buy prevents future conflict:
- Who pays for maintenance?
- How are disputes resolved?
- Can additional properties be added to the arrangement?
What your lawyer does at this stage
We investigate water and access thoroughly. We review consents, easements, and shared arrangements. We explain what we find and whether any issues should concern you. Contact us on 06 835 7394.