BuildPath NZ logo

End-to-end working checklist

Full Auckland residential project checklist

Start at development strategy and site search, then work through feasibility, purchase, design, consenting, procurement, every construction stage, inspections, CCC, handover, warranties, final accounting, and lessons learned.

Overall progress

0%

0 of 2714 applicable checks complete

How to use this checklist

Treat each line as a prompt, not automatic approval. Assign an owner, link the actual project evidence, and verify the source against the current site, consented documents, contracts, consultant advice, council requirements, and manufacturer instructions. Progress is saved only in this browser.

2714 checks match the current filters · 2714 total checks

Item

0001

Property Development

Strategy

Choosing a development strategy

Write down the development objective for choosing a development strategy in one clear paragraph

Detailed check

Write down the development objective for choosing a development strategy in one clear paragraph: build-to-sell, build-to-rent, retain one dwelling, subdivide, renovate, or staged development.

Required evidence

Strategy options table

Responsible person

Developer, Planner, Architect

When

During this development stage, before the next commitment.

Source / Where to verify

Auckland Unitary Plan: Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site. (https://unitaryplan.aucklandcouncil.govt.nz/) | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0002

Property Development

Strategy

Choosing a development strategy

Open the current feasibility, programme, decision register, risk register, and due diligence fold...

Detailed check

Open the current feasibility, programme, decision register, risk register, and due diligence folder before making new commitments.

Required evidence

Market evidence

Responsible person

Developer, Planner, Architect

When

During this development stage, before the next commitment.

Source / Where to verify

Auckland Unitary Plan: Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site. (https://unitaryplan.aucklandcouncil.govt.nz/) | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0003

Property Development

Strategy

Choosing a development strategy

Collect the documents needed for this stage

Detailed check

Collect the documents needed for this stage: Strategy options table, Market evidence, Planning memo, Finance capacity note, Tax/accounting advice.

Required evidence

Planning memo

Responsible person

Developer, Planner, Architect

When

During this development stage, before the next commitment.

Source / Where to verify

Auckland Unitary Plan: Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site. (https://unitaryplan.aucklandcouncil.govt.nz/) | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0004

Property Development

Strategy

Choosing a development strategy

Send focused questions to the right people

Detailed check

Send focused questions to the right people: Developer, Planner, Architect, Valuer, Real estate agent, Accountant, Lender.

Required evidence

Finance capacity note

Responsible person

Developer, Planner, Architect

When

During this development stage, before the next commitment.

Source / Where to verify

Auckland Unitary Plan: Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site. (https://unitaryplan.aucklandcouncil.govt.nz/) | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0005

Property Development

Strategy

Choosing a development strategy

Record assumptions separately from verified facts so the feasibility does not look more certain t...

Detailed check

Record assumptions separately from verified facts so the feasibility does not look more certain than it really is.

Required evidence

Tax/accounting advice

Responsible person

Developer, Planner, Architect

When

During this development stage, before the next commitment.

Source / Where to verify

Auckland Unitary Plan: Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site. (https://unitaryplan.aucklandcouncil.govt.nz/) | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0006

Property Development

Strategy

Choosing a development strategy

Update cost, time, consent, finance, and sales assumptions immediately after receiving new inform...

Detailed check

Update cost, time, consent, finance, and sales assumptions immediately after receiving new information.

Required evidence

Strategy options table

Responsible person

Developer, Planner, Architect

When

During this development stage, before the next commitment.

Source / Where to verify

Auckland Unitary Plan: Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site. (https://unitaryplan.aucklandcouncil.govt.nz/) | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0007

Property Development

Strategy

Choosing a development strategy

Escalate anything that changes yield, sale price, cost, timing, consent pathway, title, funding, ...

Detailed check

Escalate anything that changes yield, sale price, cost, timing, consent pathway, title, funding, or settlement risk.

Required evidence

Market evidence

Responsible person

Developer, Planner, Architect

When

During this development stage, before the next commitment.

Source / Where to verify

Auckland Unitary Plan: Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site. (https://unitaryplan.aucklandcouncil.govt.nz/) | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0008

Property Development

Strategy

Choosing a development strategy

Target buyer/renter

Detailed check

Target buyer/renter

Required evidence

Planning memo

Responsible person

Developer, Planner, Architect

When

Before closing this stage or relying on the conclusion.

Source / Where to verify

Auckland Unitary Plan: Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site. (https://unitaryplan.aucklandcouncil.govt.nz/) | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0009

Property Development

Strategy

Choosing a development strategy

Expected yield

Detailed check

Expected yield

Required evidence

Finance capacity note

Responsible person

Developer, Planner, Architect

When

Before closing this stage or relying on the conclusion.

Source / Where to verify

Auckland Unitary Plan: Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site. (https://unitaryplan.aucklandcouncil.govt.nz/) | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0010

Property Development

Strategy

Choosing a development strategy

Planning complexity

Detailed check

Planning complexity

Required evidence

Tax/accounting advice

Responsible person

Developer, Planner, Architect

When

Before closing this stage or relying on the conclusion.

Source / Where to verify

Auckland Unitary Plan: Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site. (https://unitaryplan.aucklandcouncil.govt.nz/) | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0011

Property Development

Strategy

Choosing a development strategy

Funding requirement

Detailed check

Funding requirement

Required evidence

Strategy options table

Responsible person

Developer, Planner, Architect

When

Before closing this stage or relying on the conclusion.

Source / Where to verify

Auckland Unitary Plan: Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site. (https://unitaryplan.aucklandcouncil.govt.nz/) | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0012

Property Development

Strategy

Choosing a development strategy

Construction complexity

Detailed check

Construction complexity

Required evidence

Market evidence

Responsible person

Developer, Planner, Architect

When

Before closing this stage or relying on the conclusion.

Source / Where to verify

Auckland Unitary Plan: Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site. (https://unitaryplan.aucklandcouncil.govt.nz/) | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0013

Property Development

Strategy

Choosing a development strategy

Sales risk

Detailed check

Sales risk

Required evidence

Planning memo

Responsible person

Developer, Planner, Architect

When

Before closing this stage or relying on the conclusion.

Source / Where to verify

Auckland Unitary Plan: Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site. (https://unitaryplan.aucklandcouncil.govt.nz/) | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0014

Property Development

Strategy

Choosing a development strategy

What is confirmed by a primary document, what is consultant opinion, and what is still an assumption

Detailed check

What is confirmed by a primary document, what is consultant opinion, and what is still an assumption.

Required evidence

Finance capacity note

Responsible person

Developer, Planner, Architect

When

Before closing this stage or relying on the conclusion.

Source / Where to verify

Auckland Unitary Plan: Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site. (https://unitaryplan.aucklandcouncil.govt.nz/) | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0015

Property Development

Strategy

Choosing a development strategy

Whether the current design, budget, programme, funding, and sales plan still match each other

Detailed check

Whether the current design, budget, programme, funding, and sales plan still match each other.

Required evidence

Tax/accounting advice

Responsible person

Developer, Planner, Architect

When

Before closing this stage or relying on the conclusion.

Source / Where to verify

Auckland Unitary Plan: Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site. (https://unitaryplan.aucklandcouncil.govt.nz/) | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0016

Property Development

Strategy

Choosing a development strategy

Whether any approval, title, or lender condition must be satisfied before the next commitment

Detailed check

Whether any approval, title, or lender condition must be satisfied before the next commitment.

Required evidence

Strategy options table

Responsible person

Developer, Planner, Architect

When

Before closing this stage or relying on the conclusion.

Source / Where to verify

Auckland Unitary Plan: Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site. (https://unitaryplan.aucklandcouncil.govt.nz/) | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0017

Property Development

Strategy

Choosing a development strategy

Save evidence

Detailed check

Save evidence: Dated source documents and consultant advice.

Required evidence

Market evidence

Responsible person

Developer, Planner, Architect

When

Before the stage decision is approved and archived.

Source / Where to verify

Auckland Unitary Plan: Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site. (https://unitaryplan.aucklandcouncil.govt.nz/) | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0018

Property Development

Strategy

Choosing a development strategy

Save evidence

Detailed check

Save evidence: Feasibility version showing the assumptions used at the time of decision.

Required evidence

Planning memo

Responsible person

Developer, Planner, Architect

When

Before the stage decision is approved and archived.

Source / Where to verify

Auckland Unitary Plan: Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site. (https://unitaryplan.aucklandcouncil.govt.nz/) | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0019

Property Development

Strategy

Choosing a development strategy

Save evidence

Detailed check

Save evidence: Risk register and decision register entries.

Required evidence

Finance capacity note

Responsible person

Developer, Planner, Architect

When

Before the stage decision is approved and archived.

Source / Where to verify

Auckland Unitary Plan: Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site. (https://unitaryplan.aucklandcouncil.govt.nz/) | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0020

Property Development

Strategy

Choosing a development strategy

Save evidence

Detailed check

Save evidence: Meeting notes, emails, marked-up plans, calculations, photos, and council/lender/consultant responses.

Required evidence

Tax/accounting advice

Responsible person

Developer, Planner, Architect

When

Before the stage decision is approved and archived.

Source / Where to verify

Auckland Unitary Plan: Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site. (https://unitaryplan.aucklandcouncil.govt.nz/) | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0021

Property Development

Strategy

Choosing a development strategy

Save evidence

Detailed check

Save evidence: Clear note of who approved the next step and any conditions attached to that approval.

Required evidence

Strategy options table

Responsible person

Developer, Planner, Architect

When

Before the stage decision is approved and archived.

Source / Where to verify

Auckland Unitary Plan: Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site. (https://unitaryplan.aucklandcouncil.govt.nz/) | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0022

Property Development

Acquisition

Market research

Write down the development objective for market research in one clear paragraph

Detailed check

Write down the development objective for market research in one clear paragraph: build-to-sell, build-to-rent, retain one dwelling, subdivide, renovate, or staged development.

Required evidence

Comparable sales schedule

Responsible person

Real estate agent, Valuer, Developer

When

During this development stage, before the next commitment.

Source / Where to verify

Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions. | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property)

Item

0023

Property Development

Acquisition

Market research

Open the current feasibility, programme, decision register, risk register, and due diligence fold...

Detailed check

Open the current feasibility, programme, decision register, risk register, and due diligence folder before making new commitments.

Required evidence

Rental evidence

Responsible person

Real estate agent, Valuer, Developer

When

During this development stage, before the next commitment.

Source / Where to verify

Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions. | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property)

Item

0024

Property Development

Acquisition

Market research

Collect the documents needed for this stage

Detailed check

Collect the documents needed for this stage: Comparable sales schedule, Rental evidence, Agent appraisal, Valuer advice, Competitor listing review.

Required evidence

Agent appraisal

Responsible person

Real estate agent, Valuer, Developer

When

During this development stage, before the next commitment.

Source / Where to verify

Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions. | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property)

Item

0025

Property Development

Acquisition

Market research

Send focused questions to the right people

Detailed check

Send focused questions to the right people: Real estate agent, Valuer, Developer, Lender, Accountant.

Required evidence

Valuer advice

Responsible person

Real estate agent, Valuer, Developer

When

During this development stage, before the next commitment.

Source / Where to verify

Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions. | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property)

Item

0026

Property Development

Acquisition

Market research

Record assumptions separately from verified facts so the feasibility does not look more certain t...

Detailed check

Record assumptions separately from verified facts so the feasibility does not look more certain than it really is.

Required evidence

Competitor listing review

Responsible person

Real estate agent, Valuer, Developer

When

During this development stage, before the next commitment.

Source / Where to verify

Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions. | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property)

Item

0027

Property Development

Acquisition

Market research

Update cost, time, consent, finance, and sales assumptions immediately after receiving new inform...

Detailed check

Update cost, time, consent, finance, and sales assumptions immediately after receiving new information.

Required evidence

Comparable sales schedule

Responsible person

Real estate agent, Valuer, Developer

When

During this development stage, before the next commitment.

Source / Where to verify

Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions. | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property)

Item

0028

Property Development

Acquisition

Market research

Escalate anything that changes yield, sale price, cost, timing, consent pathway, title, funding, ...

Detailed check

Escalate anything that changes yield, sale price, cost, timing, consent pathway, title, funding, or settlement risk.

Required evidence

Rental evidence

Responsible person

Real estate agent, Valuer, Developer

When

During this development stage, before the next commitment.

Source / Where to verify

Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions. | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property)

Item

0029

Property Development

Acquisition

Market research

Recent comparable sales

Detailed check

Recent comparable sales

Required evidence

Agent appraisal

Responsible person

Real estate agent, Valuer, Developer

When

Before closing this stage or relying on the conclusion.

Source / Where to verify

Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions. | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property)

Item

0030

Property Development

Acquisition

Market research

Target dwelling size

Detailed check

Target dwelling size

Required evidence

Valuer advice

Responsible person

Real estate agent, Valuer, Developer

When

Before closing this stage or relying on the conclusion.

Source / Where to verify

Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions. | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property)

Item

0031

Property Development

Acquisition

Market research

Buyer profile

Detailed check

Buyer profile

Required evidence

Competitor listing review

Responsible person

Real estate agent, Valuer, Developer

When

Before closing this stage or relying on the conclusion.

Source / Where to verify

Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions. | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property)

Item

0032

Property Development

Acquisition

Market research

Rental demand

Detailed check

Rental demand

Required evidence

Comparable sales schedule

Responsible person

Real estate agent, Valuer, Developer

When

Before closing this stage or relying on the conclusion.

Source / Where to verify

Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions. | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property)

Item

0033

Property Development

Acquisition

Market research

Sale period

Detailed check

Sale period

Required evidence

Rental evidence

Responsible person

Real estate agent, Valuer, Developer

When

Before closing this stage or relying on the conclusion.

Source / Where to verify

Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions. | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property)

Item

0034

Property Development

Acquisition

Market research

Market softening signs

Detailed check

Market softening signs

Required evidence

Agent appraisal

Responsible person

Real estate agent, Valuer, Developer

When

Before closing this stage or relying on the conclusion.

Source / Where to verify

Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions. | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property)

Item

0035

Property Development

Acquisition

Market research

What is confirmed by a primary document, what is consultant opinion, and what is still an assumption

Detailed check

What is confirmed by a primary document, what is consultant opinion, and what is still an assumption.

Required evidence

Valuer advice

Responsible person

Real estate agent, Valuer, Developer

When

Before closing this stage or relying on the conclusion.

Source / Where to verify

Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions. | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property)

Item

0036

Property Development

Acquisition

Market research

Whether the current design, budget, programme, funding, and sales plan still match each other

Detailed check

Whether the current design, budget, programme, funding, and sales plan still match each other.

Required evidence

Competitor listing review

Responsible person

Real estate agent, Valuer, Developer

When

Before closing this stage or relying on the conclusion.

Source / Where to verify

Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions. | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property)

Item

0037

Property Development

Acquisition

Market research

Whether any approval, title, or lender condition must be satisfied before the next commitment

Detailed check

Whether any approval, title, or lender condition must be satisfied before the next commitment.

Required evidence

Comparable sales schedule

Responsible person

Real estate agent, Valuer, Developer

When

Before closing this stage or relying on the conclusion.

Source / Where to verify

Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions. | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property)

Item

0038

Property Development

Acquisition

Market research

Save evidence

Detailed check

Save evidence: Dated source documents and consultant advice.

Required evidence

Rental evidence

Responsible person

Real estate agent, Valuer, Developer

When

Before the stage decision is approved and archived.

Source / Where to verify

Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions. | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property)

Item

0039

Property Development

Acquisition

Market research

Save evidence

Detailed check

Save evidence: Feasibility version showing the assumptions used at the time of decision.

Required evidence

Agent appraisal

Responsible person

Real estate agent, Valuer, Developer

When

Before the stage decision is approved and archived.

Source / Where to verify

Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions. | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property)

Item

0040

Property Development

Acquisition

Market research

Save evidence

Detailed check

Save evidence: Risk register and decision register entries.

Required evidence

Valuer advice

Responsible person

Real estate agent, Valuer, Developer

When

Before the stage decision is approved and archived.

Source / Where to verify

Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions. | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property)

Item

0041

Property Development

Acquisition

Market research

Save evidence

Detailed check

Save evidence: Meeting notes, emails, marked-up plans, calculations, photos, and council/lender/consultant responses.

Required evidence

Competitor listing review

Responsible person

Real estate agent, Valuer, Developer

When

Before the stage decision is approved and archived.

Source / Where to verify

Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions. | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property)

Item

0042

Property Development

Acquisition

Market research

Save evidence

Detailed check

Save evidence: Clear note of who approved the next step and any conditions attached to that approval.

Required evidence

Comparable sales schedule

Responsible person

Real estate agent, Valuer, Developer

When

Before the stage decision is approved and archived.

Source / Where to verify

Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions. | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property)

Item

0043

Property Development

Acquisition

Site finding

Write down the development objective for site finding in one clear paragraph

Detailed check

Write down the development objective for site finding in one clear paragraph: build-to-sell, build-to-rent, retain one dwelling, subdivide, renovate, or staged development.

Required evidence

Site search criteria

Responsible person

Developer, Real estate agent, Planner

When

During this development stage, before the next commitment.

Source / Where to verify

Auckland Council GeoMaps: Use GeoMaps as an early desktop check for property layers, contours, flooding/overland flow information, services context, and council spatial information. Confirm critical matters with professionals and council. (https://geomapspublic.aucklandcouncil.govt.nz/viewer/index.html) | Auckland Unitary Plan maps: Use the plan maps to confirm site-specific zoning, overlays, precincts, controls, designations, natural hazards, and planning layers before relying on generic guidance. (https://unitaryplanmaps.aucklandcouncil.govt.nz/) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0044

Property Development

Acquisition

Site finding

Open the current feasibility, programme, decision register, risk register, and due diligence fold...

Detailed check

Open the current feasibility, programme, decision register, risk register, and due diligence folder before making new commitments.

Required evidence

Agent emails

Responsible person

Developer, Real estate agent, Planner

When

During this development stage, before the next commitment.

Source / Where to verify

Auckland Council GeoMaps: Use GeoMaps as an early desktop check for property layers, contours, flooding/overland flow information, services context, and council spatial information. Confirm critical matters with professionals and council. (https://geomapspublic.aucklandcouncil.govt.nz/viewer/index.html) | Auckland Unitary Plan maps: Use the plan maps to confirm site-specific zoning, overlays, precincts, controls, designations, natural hazards, and planning layers before relying on generic guidance. (https://unitaryplanmaps.aucklandcouncil.govt.nz/) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0045

Property Development

Acquisition

Site finding

Collect the documents needed for this stage

Detailed check

Collect the documents needed for this stage: Site search criteria, Agent emails, Listing notes, GeoMaps screenshots, Initial site shortlist.

Required evidence

Listing notes

Responsible person

Developer, Real estate agent, Planner

When

During this development stage, before the next commitment.

Source / Where to verify

Auckland Council GeoMaps: Use GeoMaps as an early desktop check for property layers, contours, flooding/overland flow information, services context, and council spatial information. Confirm critical matters with professionals and council. (https://geomapspublic.aucklandcouncil.govt.nz/viewer/index.html) | Auckland Unitary Plan maps: Use the plan maps to confirm site-specific zoning, overlays, precincts, controls, designations, natural hazards, and planning layers before relying on generic guidance. (https://unitaryplanmaps.aucklandcouncil.govt.nz/) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0046

Property Development

Acquisition

Site finding

Send focused questions to the right people

Detailed check

Send focused questions to the right people: Developer, Real estate agent, Planner, Architect, Surveyor, Valuer.

Required evidence

GeoMaps screenshots

Responsible person

Developer, Real estate agent, Planner

When

During this development stage, before the next commitment.

Source / Where to verify

Auckland Council GeoMaps: Use GeoMaps as an early desktop check for property layers, contours, flooding/overland flow information, services context, and council spatial information. Confirm critical matters with professionals and council. (https://geomapspublic.aucklandcouncil.govt.nz/viewer/index.html) | Auckland Unitary Plan maps: Use the plan maps to confirm site-specific zoning, overlays, precincts, controls, designations, natural hazards, and planning layers before relying on generic guidance. (https://unitaryplanmaps.aucklandcouncil.govt.nz/) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0047

Property Development

Acquisition

Site finding

Record assumptions separately from verified facts so the feasibility does not look more certain t...

Detailed check

Record assumptions separately from verified facts so the feasibility does not look more certain than it really is.

Required evidence

Initial site shortlist

Responsible person

Developer, Real estate agent, Planner

When

During this development stage, before the next commitment.

Source / Where to verify

Auckland Council GeoMaps: Use GeoMaps as an early desktop check for property layers, contours, flooding/overland flow information, services context, and council spatial information. Confirm critical matters with professionals and council. (https://geomapspublic.aucklandcouncil.govt.nz/viewer/index.html) | Auckland Unitary Plan maps: Use the plan maps to confirm site-specific zoning, overlays, precincts, controls, designations, natural hazards, and planning layers before relying on generic guidance. (https://unitaryplanmaps.aucklandcouncil.govt.nz/) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0048

Property Development

Acquisition

Site finding

Update cost, time, consent, finance, and sales assumptions immediately after receiving new inform...

Detailed check

Update cost, time, consent, finance, and sales assumptions immediately after receiving new information.

Required evidence

Site search criteria

Responsible person

Developer, Real estate agent, Planner

When

During this development stage, before the next commitment.

Source / Where to verify

Auckland Council GeoMaps: Use GeoMaps as an early desktop check for property layers, contours, flooding/overland flow information, services context, and council spatial information. Confirm critical matters with professionals and council. (https://geomapspublic.aucklandcouncil.govt.nz/viewer/index.html) | Auckland Unitary Plan maps: Use the plan maps to confirm site-specific zoning, overlays, precincts, controls, designations, natural hazards, and planning layers before relying on generic guidance. (https://unitaryplanmaps.aucklandcouncil.govt.nz/) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0049

Property Development

Acquisition

Site finding

Escalate anything that changes yield, sale price, cost, timing, consent pathway, title, funding, ...

Detailed check

Escalate anything that changes yield, sale price, cost, timing, consent pathway, title, funding, or settlement risk.

Required evidence

Agent emails

Responsible person

Developer, Real estate agent, Planner

When

During this development stage, before the next commitment.

Source / Where to verify

Auckland Council GeoMaps: Use GeoMaps as an early desktop check for property layers, contours, flooding/overland flow information, services context, and council spatial information. Confirm critical matters with professionals and council. (https://geomapspublic.aucklandcouncil.govt.nz/viewer/index.html) | Auckland Unitary Plan maps: Use the plan maps to confirm site-specific zoning, overlays, precincts, controls, designations, natural hazards, and planning layers before relying on generic guidance. (https://unitaryplanmaps.aucklandcouncil.govt.nz/) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0050

Property Development

Acquisition

Site finding

Site area

Detailed check

Site area

Required evidence

Listing notes

Responsible person

Developer, Real estate agent, Planner

When

Before closing this stage or relying on the conclusion.

Source / Where to verify

Auckland Council GeoMaps: Use GeoMaps as an early desktop check for property layers, contours, flooding/overland flow information, services context, and council spatial information. Confirm critical matters with professionals and council. (https://geomapspublic.aucklandcouncil.govt.nz/viewer/index.html) | Auckland Unitary Plan maps: Use the plan maps to confirm site-specific zoning, overlays, precincts, controls, designations, natural hazards, and planning layers before relying on generic guidance. (https://unitaryplanmaps.aucklandcouncil.govt.nz/) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0051

Property Development

Acquisition

Site finding

Frontage

Detailed check

Frontage

Required evidence

GeoMaps screenshots

Responsible person

Developer, Real estate agent, Planner

When

Before closing this stage or relying on the conclusion.

Source / Where to verify

Auckland Council GeoMaps: Use GeoMaps as an early desktop check for property layers, contours, flooding/overland flow information, services context, and council spatial information. Confirm critical matters with professionals and council. (https://geomapspublic.aucklandcouncil.govt.nz/viewer/index.html) | Auckland Unitary Plan maps: Use the plan maps to confirm site-specific zoning, overlays, precincts, controls, designations, natural hazards, and planning layers before relying on generic guidance. (https://unitaryplanmaps.aucklandcouncil.govt.nz/) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0052

Property Development

Acquisition

Site finding

Access

Detailed check

Access

Required evidence

Initial site shortlist

Responsible person

Developer, Real estate agent, Planner

When

Before closing this stage or relying on the conclusion.

Source / Where to verify

Auckland Council GeoMaps: Use GeoMaps as an early desktop check for property layers, contours, flooding/overland flow information, services context, and council spatial information. Confirm critical matters with professionals and council. (https://geomapspublic.aucklandcouncil.govt.nz/viewer/index.html) | Auckland Unitary Plan maps: Use the plan maps to confirm site-specific zoning, overlays, precincts, controls, designations, natural hazards, and planning layers before relying on generic guidance. (https://unitaryplanmaps.aucklandcouncil.govt.nz/) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0053

Property Development

Acquisition

Site finding

Slope

Detailed check

Slope

Required evidence

Site search criteria

Responsible person

Developer, Real estate agent, Planner

When

Before closing this stage or relying on the conclusion.

Source / Where to verify

Auckland Council GeoMaps: Use GeoMaps as an early desktop check for property layers, contours, flooding/overland flow information, services context, and council spatial information. Confirm critical matters with professionals and council. (https://geomapspublic.aucklandcouncil.govt.nz/viewer/index.html) | Auckland Unitary Plan maps: Use the plan maps to confirm site-specific zoning, overlays, precincts, controls, designations, natural hazards, and planning layers before relying on generic guidance. (https://unitaryplanmaps.aucklandcouncil.govt.nz/) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0054

Property Development

Acquisition

Site finding

Zone

Detailed check

Zone

Required evidence

Agent emails

Responsible person

Developer, Real estate agent, Planner

When

Before closing this stage or relying on the conclusion.

Source / Where to verify

Auckland Council GeoMaps: Use GeoMaps as an early desktop check for property layers, contours, flooding/overland flow information, services context, and council spatial information. Confirm critical matters with professionals and council. (https://geomapspublic.aucklandcouncil.govt.nz/viewer/index.html) | Auckland Unitary Plan maps: Use the plan maps to confirm site-specific zoning, overlays, precincts, controls, designations, natural hazards, and planning layers before relying on generic guidance. (https://unitaryplanmaps.aucklandcouncil.govt.nz/) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0055

Property Development

Acquisition

Site finding

Overlays

Detailed check

Overlays

Required evidence

Listing notes

Responsible person

Developer, Real estate agent, Planner

When

Before closing this stage or relying on the conclusion.

Source / Where to verify

Auckland Council GeoMaps: Use GeoMaps as an early desktop check for property layers, contours, flooding/overland flow information, services context, and council spatial information. Confirm critical matters with professionals and council. (https://geomapspublic.aucklandcouncil.govt.nz/viewer/index.html) | Auckland Unitary Plan maps: Use the plan maps to confirm site-specific zoning, overlays, precincts, controls, designations, natural hazards, and planning layers before relying on generic guidance. (https://unitaryplanmaps.aucklandcouncil.govt.nz/) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0056

Property Development

Acquisition

Site finding

Existing dwelling position

Detailed check

Existing dwelling position

Required evidence

GeoMaps screenshots

Responsible person

Developer, Real estate agent, Planner

When

Before closing this stage or relying on the conclusion.

Source / Where to verify

Auckland Council GeoMaps: Use GeoMaps as an early desktop check for property layers, contours, flooding/overland flow information, services context, and council spatial information. Confirm critical matters with professionals and council. (https://geomapspublic.aucklandcouncil.govt.nz/viewer/index.html) | Auckland Unitary Plan maps: Use the plan maps to confirm site-specific zoning, overlays, precincts, controls, designations, natural hazards, and planning layers before relying on generic guidance. (https://unitaryplanmaps.aucklandcouncil.govt.nz/) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0057

Property Development

Acquisition

Site finding

Services context

Detailed check

Services context

Required evidence

Initial site shortlist

Responsible person

Developer, Real estate agent, Planner

When

Before closing this stage or relying on the conclusion.

Source / Where to verify

Auckland Council GeoMaps: Use GeoMaps as an early desktop check for property layers, contours, flooding/overland flow information, services context, and council spatial information. Confirm critical matters with professionals and council. (https://geomapspublic.aucklandcouncil.govt.nz/viewer/index.html) | Auckland Unitary Plan maps: Use the plan maps to confirm site-specific zoning, overlays, precincts, controls, designations, natural hazards, and planning layers before relying on generic guidance. (https://unitaryplanmaps.aucklandcouncil.govt.nz/) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0058

Property Development

Acquisition

Site finding

Asking price

Detailed check

Asking price

Required evidence

Site search criteria

Responsible person

Developer, Real estate agent, Planner

When

Before closing this stage or relying on the conclusion.

Source / Where to verify

Auckland Council GeoMaps: Use GeoMaps as an early desktop check for property layers, contours, flooding/overland flow information, services context, and council spatial information. Confirm critical matters with professionals and council. (https://geomapspublic.aucklandcouncil.govt.nz/viewer/index.html) | Auckland Unitary Plan maps: Use the plan maps to confirm site-specific zoning, overlays, precincts, controls, designations, natural hazards, and planning layers before relying on generic guidance. (https://unitaryplanmaps.aucklandcouncil.govt.nz/) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0059

Property Development

Acquisition

Site finding

What is confirmed by a primary document, what is consultant opinion, and what is still an assumption

Detailed check

What is confirmed by a primary document, what is consultant opinion, and what is still an assumption.

Required evidence

Agent emails

Responsible person

Developer, Real estate agent, Planner

When

Before closing this stage or relying on the conclusion.

Source / Where to verify

Auckland Council GeoMaps: Use GeoMaps as an early desktop check for property layers, contours, flooding/overland flow information, services context, and council spatial information. Confirm critical matters with professionals and council. (https://geomapspublic.aucklandcouncil.govt.nz/viewer/index.html) | Auckland Unitary Plan maps: Use the plan maps to confirm site-specific zoning, overlays, precincts, controls, designations, natural hazards, and planning layers before relying on generic guidance. (https://unitaryplanmaps.aucklandcouncil.govt.nz/) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0060

Property Development

Acquisition

Site finding

Whether the current design, budget, programme, funding, and sales plan still match each other

Detailed check

Whether the current design, budget, programme, funding, and sales plan still match each other.

Required evidence

Listing notes

Responsible person

Developer, Real estate agent, Planner

When

Before closing this stage or relying on the conclusion.

Source / Where to verify

Auckland Council GeoMaps: Use GeoMaps as an early desktop check for property layers, contours, flooding/overland flow information, services context, and council spatial information. Confirm critical matters with professionals and council. (https://geomapspublic.aucklandcouncil.govt.nz/viewer/index.html) | Auckland Unitary Plan maps: Use the plan maps to confirm site-specific zoning, overlays, precincts, controls, designations, natural hazards, and planning layers before relying on generic guidance. (https://unitaryplanmaps.aucklandcouncil.govt.nz/) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0061

Property Development

Acquisition

Site finding

Whether any approval, title, or lender condition must be satisfied before the next commitment

Detailed check

Whether any approval, title, or lender condition must be satisfied before the next commitment.

Required evidence

GeoMaps screenshots

Responsible person

Developer, Real estate agent, Planner

When

Before closing this stage or relying on the conclusion.

Source / Where to verify

Auckland Council GeoMaps: Use GeoMaps as an early desktop check for property layers, contours, flooding/overland flow information, services context, and council spatial information. Confirm critical matters with professionals and council. (https://geomapspublic.aucklandcouncil.govt.nz/viewer/index.html) | Auckland Unitary Plan maps: Use the plan maps to confirm site-specific zoning, overlays, precincts, controls, designations, natural hazards, and planning layers before relying on generic guidance. (https://unitaryplanmaps.aucklandcouncil.govt.nz/) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0062

Property Development

Acquisition

Site finding

Save evidence

Detailed check

Save evidence: Dated source documents and consultant advice.

Required evidence

Initial site shortlist

Responsible person

Developer, Real estate agent, Planner

When

Before the stage decision is approved and archived.

Source / Where to verify

Auckland Council GeoMaps: Use GeoMaps as an early desktop check for property layers, contours, flooding/overland flow information, services context, and council spatial information. Confirm critical matters with professionals and council. (https://geomapspublic.aucklandcouncil.govt.nz/viewer/index.html) | Auckland Unitary Plan maps: Use the plan maps to confirm site-specific zoning, overlays, precincts, controls, designations, natural hazards, and planning layers before relying on generic guidance. (https://unitaryplanmaps.aucklandcouncil.govt.nz/) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0063

Property Development

Acquisition

Site finding

Save evidence

Detailed check

Save evidence: Feasibility version showing the assumptions used at the time of decision.

Required evidence

Site search criteria

Responsible person

Developer, Real estate agent, Planner

When

Before the stage decision is approved and archived.

Source / Where to verify

Auckland Council GeoMaps: Use GeoMaps as an early desktop check for property layers, contours, flooding/overland flow information, services context, and council spatial information. Confirm critical matters with professionals and council. (https://geomapspublic.aucklandcouncil.govt.nz/viewer/index.html) | Auckland Unitary Plan maps: Use the plan maps to confirm site-specific zoning, overlays, precincts, controls, designations, natural hazards, and planning layers before relying on generic guidance. (https://unitaryplanmaps.aucklandcouncil.govt.nz/) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0064

Property Development

Acquisition

Site finding

Save evidence

Detailed check

Save evidence: Risk register and decision register entries.

Required evidence

Agent emails

Responsible person

Developer, Real estate agent, Planner

When

Before the stage decision is approved and archived.

Source / Where to verify

Auckland Council GeoMaps: Use GeoMaps as an early desktop check for property layers, contours, flooding/overland flow information, services context, and council spatial information. Confirm critical matters with professionals and council. (https://geomapspublic.aucklandcouncil.govt.nz/viewer/index.html) | Auckland Unitary Plan maps: Use the plan maps to confirm site-specific zoning, overlays, precincts, controls, designations, natural hazards, and planning layers before relying on generic guidance. (https://unitaryplanmaps.aucklandcouncil.govt.nz/) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0065

Property Development

Acquisition

Site finding

Save evidence

Detailed check

Save evidence: Meeting notes, emails, marked-up plans, calculations, photos, and council/lender/consultant responses.

Required evidence

Listing notes

Responsible person

Developer, Real estate agent, Planner

When

Before the stage decision is approved and archived.

Source / Where to verify

Auckland Council GeoMaps: Use GeoMaps as an early desktop check for property layers, contours, flooding/overland flow information, services context, and council spatial information. Confirm critical matters with professionals and council. (https://geomapspublic.aucklandcouncil.govt.nz/viewer/index.html) | Auckland Unitary Plan maps: Use the plan maps to confirm site-specific zoning, overlays, precincts, controls, designations, natural hazards, and planning layers before relying on generic guidance. (https://unitaryplanmaps.aucklandcouncil.govt.nz/) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0066

Property Development

Acquisition

Site finding

Save evidence

Detailed check

Save evidence: Clear note of who approved the next step and any conditions attached to that approval.

Required evidence

GeoMaps screenshots

Responsible person

Developer, Real estate agent, Planner

When

Before the stage decision is approved and archived.

Source / Where to verify

Auckland Council GeoMaps: Use GeoMaps as an early desktop check for property layers, contours, flooding/overland flow information, services context, and council spatial information. Confirm critical matters with professionals and council. (https://geomapspublic.aucklandcouncil.govt.nz/viewer/index.html) | Auckland Unitary Plan maps: Use the plan maps to confirm site-specific zoning, overlays, precincts, controls, designations, natural hazards, and planning layers before relying on generic guidance. (https://unitaryplanmaps.aucklandcouncil.govt.nz/) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0067

Property Development

Acquisition

Site selection

Write down the development objective for site selection in one clear paragraph

Detailed check

Write down the development objective for site selection in one clear paragraph: build-to-sell, build-to-rent, retain one dwelling, subdivide, renovate, or staged development.

Required evidence

Site comparison table

Responsible person

Developer, Planner, Architect

When

During this development stage, before the next commitment.

Source / Where to verify

Auckland Unitary Plan: Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site. (https://unitaryplan.aucklandcouncil.govt.nz/) | Auckland Council GeoMaps: Use GeoMaps as an early desktop check for property layers, contours, flooding/overland flow information, services context, and council spatial information. Confirm critical matters with professionals and council. (https://geomapspublic.aucklandcouncil.govt.nz/viewer/index.html) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0068

Property Development

Acquisition

Site selection

Open the current feasibility, programme, decision register, risk register, and due diligence fold...

Detailed check

Open the current feasibility, programme, decision register, risk register, and due diligence folder before making new commitments.

Required evidence

Quick feasibility

Responsible person

Developer, Planner, Architect

When

During this development stage, before the next commitment.

Source / Where to verify

Auckland Unitary Plan: Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site. (https://unitaryplan.aucklandcouncil.govt.nz/) | Auckland Council GeoMaps: Use GeoMaps as an early desktop check for property layers, contours, flooding/overland flow information, services context, and council spatial information. Confirm critical matters with professionals and council. (https://geomapspublic.aucklandcouncil.govt.nz/viewer/index.html) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0069

Property Development

Acquisition

Site selection

Collect the documents needed for this stage

Detailed check

Collect the documents needed for this stage: Site comparison table, Quick feasibility, Planning screen, Risk notes, Comparable sales evidence.

Required evidence

Planning screen

Responsible person

Developer, Planner, Architect

When

During this development stage, before the next commitment.

Source / Where to verify

Auckland Unitary Plan: Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site. (https://unitaryplan.aucklandcouncil.govt.nz/) | Auckland Council GeoMaps: Use GeoMaps as an early desktop check for property layers, contours, flooding/overland flow information, services context, and council spatial information. Confirm critical matters with professionals and council. (https://geomapspublic.aucklandcouncil.govt.nz/viewer/index.html) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0070

Property Development

Acquisition

Site selection

Send focused questions to the right people

Detailed check

Send focused questions to the right people: Developer, Planner, Architect, Civil engineer, Valuer, Lender.

Required evidence

Risk notes

Responsible person

Developer, Planner, Architect

When

During this development stage, before the next commitment.

Source / Where to verify

Auckland Unitary Plan: Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site. (https://unitaryplan.aucklandcouncil.govt.nz/) | Auckland Council GeoMaps: Use GeoMaps as an early desktop check for property layers, contours, flooding/overland flow information, services context, and council spatial information. Confirm critical matters with professionals and council. (https://geomapspublic.aucklandcouncil.govt.nz/viewer/index.html) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0071

Property Development

Acquisition

Site selection

Record assumptions separately from verified facts so the feasibility does not look more certain t...

Detailed check

Record assumptions separately from verified facts so the feasibility does not look more certain than it really is.

Required evidence

Comparable sales evidence

Responsible person

Developer, Planner, Architect

When

During this development stage, before the next commitment.

Source / Where to verify

Auckland Unitary Plan: Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site. (https://unitaryplan.aucklandcouncil.govt.nz/) | Auckland Council GeoMaps: Use GeoMaps as an early desktop check for property layers, contours, flooding/overland flow information, services context, and council spatial information. Confirm critical matters with professionals and council. (https://geomapspublic.aucklandcouncil.govt.nz/viewer/index.html) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0072

Property Development

Acquisition

Site selection

Update cost, time, consent, finance, and sales assumptions immediately after receiving new inform...

Detailed check

Update cost, time, consent, finance, and sales assumptions immediately after receiving new information.

Required evidence

Site comparison table

Responsible person

Developer, Planner, Architect

When

During this development stage, before the next commitment.

Source / Where to verify

Auckland Unitary Plan: Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site. (https://unitaryplan.aucklandcouncil.govt.nz/) | Auckland Council GeoMaps: Use GeoMaps as an early desktop check for property layers, contours, flooding/overland flow information, services context, and council spatial information. Confirm critical matters with professionals and council. (https://geomapspublic.aucklandcouncil.govt.nz/viewer/index.html) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0073

Property Development

Acquisition

Site selection

Escalate anything that changes yield, sale price, cost, timing, consent pathway, title, funding, ...

Detailed check

Escalate anything that changes yield, sale price, cost, timing, consent pathway, title, funding, or settlement risk.

Required evidence

Quick feasibility

Responsible person

Developer, Planner, Architect

When

During this development stage, before the next commitment.

Source / Where to verify

Auckland Unitary Plan: Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site. (https://unitaryplan.aucklandcouncil.govt.nz/) | Auckland Council GeoMaps: Use GeoMaps as an early desktop check for property layers, contours, flooding/overland flow information, services context, and council spatial information. Confirm critical matters with professionals and council. (https://geomapspublic.aucklandcouncil.govt.nz/viewer/index.html) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0074

Property Development

Acquisition

Site selection

Planning pathway

Detailed check

Planning pathway

Required evidence

Planning screen

Responsible person

Developer, Planner, Architect

When

Before closing this stage or relying on the conclusion.

Source / Where to verify

Auckland Unitary Plan: Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site. (https://unitaryplan.aucklandcouncil.govt.nz/) | Auckland Council GeoMaps: Use GeoMaps as an early desktop check for property layers, contours, flooding/overland flow information, services context, and council spatial information. Confirm critical matters with professionals and council. (https://geomapspublic.aucklandcouncil.govt.nz/viewer/index.html) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0075

Property Development

Acquisition

Site selection

Likely dwelling count

Detailed check

Likely dwelling count

Required evidence

Risk notes

Responsible person

Developer, Planner, Architect

When

Before closing this stage or relying on the conclusion.

Source / Where to verify

Auckland Unitary Plan: Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site. (https://unitaryplan.aucklandcouncil.govt.nz/) | Auckland Council GeoMaps: Use GeoMaps as an early desktop check for property layers, contours, flooding/overland flow information, services context, and council spatial information. Confirm critical matters with professionals and council. (https://geomapspublic.aucklandcouncil.govt.nz/viewer/index.html) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0076

Property Development

Acquisition

Site selection

Infrastructure access

Detailed check

Infrastructure access

Required evidence

Comparable sales evidence

Responsible person

Developer, Planner, Architect

When

Before closing this stage or relying on the conclusion.

Source / Where to verify

Auckland Unitary Plan: Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site. (https://unitaryplan.aucklandcouncil.govt.nz/) | Auckland Council GeoMaps: Use GeoMaps as an early desktop check for property layers, contours, flooding/overland flow information, services context, and council spatial information. Confirm critical matters with professionals and council. (https://geomapspublic.aucklandcouncil.govt.nz/viewer/index.html) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0077

Property Development

Acquisition

Site selection

Demolition risk

Detailed check

Demolition risk

Required evidence

Site comparison table

Responsible person

Developer, Planner, Architect

When

Before closing this stage or relying on the conclusion.

Source / Where to verify

Auckland Unitary Plan: Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site. (https://unitaryplan.aucklandcouncil.govt.nz/) | Auckland Council GeoMaps: Use GeoMaps as an early desktop check for property layers, contours, flooding/overland flow information, services context, and council spatial information. Confirm critical matters with professionals and council. (https://geomapspublic.aucklandcouncil.govt.nz/viewer/index.html) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0078

Property Development

Acquisition

Site selection

Build complexity

Detailed check

Build complexity

Required evidence

Quick feasibility

Responsible person

Developer, Planner, Architect

When

Before closing this stage or relying on the conclusion.

Source / Where to verify

Auckland Unitary Plan: Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site. (https://unitaryplan.aucklandcouncil.govt.nz/) | Auckland Council GeoMaps: Use GeoMaps as an early desktop check for property layers, contours, flooding/overland flow information, services context, and council spatial information. Confirm critical matters with professionals and council. (https://geomapspublic.aucklandcouncil.govt.nz/viewer/index.html) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0079

Property Development

Acquisition

Site selection

Margin sensitivity

Detailed check

Margin sensitivity

Required evidence

Planning screen

Responsible person

Developer, Planner, Architect

When

Before closing this stage or relying on the conclusion.

Source / Where to verify

Auckland Unitary Plan: Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site. (https://unitaryplan.aucklandcouncil.govt.nz/) | Auckland Council GeoMaps: Use GeoMaps as an early desktop check for property layers, contours, flooding/overland flow information, services context, and council spatial information. Confirm critical matters with professionals and council. (https://geomapspublic.aucklandcouncil.govt.nz/viewer/index.html) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0080

Property Development

Acquisition

Site selection

What is confirmed by a primary document, what is consultant opinion, and what is still an assumption

Detailed check

What is confirmed by a primary document, what is consultant opinion, and what is still an assumption.

Required evidence

Risk notes

Responsible person

Developer, Planner, Architect

When

Before closing this stage or relying on the conclusion.

Source / Where to verify

Auckland Unitary Plan: Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site. (https://unitaryplan.aucklandcouncil.govt.nz/) | Auckland Council GeoMaps: Use GeoMaps as an early desktop check for property layers, contours, flooding/overland flow information, services context, and council spatial information. Confirm critical matters with professionals and council. (https://geomapspublic.aucklandcouncil.govt.nz/viewer/index.html) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0081

Property Development

Acquisition

Site selection

Whether the current design, budget, programme, funding, and sales plan still match each other

Detailed check

Whether the current design, budget, programme, funding, and sales plan still match each other.

Required evidence

Comparable sales evidence

Responsible person

Developer, Planner, Architect

When

Before closing this stage or relying on the conclusion.

Source / Where to verify

Auckland Unitary Plan: Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site. (https://unitaryplan.aucklandcouncil.govt.nz/) | Auckland Council GeoMaps: Use GeoMaps as an early desktop check for property layers, contours, flooding/overland flow information, services context, and council spatial information. Confirm critical matters with professionals and council. (https://geomapspublic.aucklandcouncil.govt.nz/viewer/index.html) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0082

Property Development

Acquisition

Site selection

Whether any approval, title, or lender condition must be satisfied before the next commitment

Detailed check

Whether any approval, title, or lender condition must be satisfied before the next commitment.

Required evidence

Site comparison table

Responsible person

Developer, Planner, Architect

When

Before closing this stage or relying on the conclusion.

Source / Where to verify

Auckland Unitary Plan: Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site. (https://unitaryplan.aucklandcouncil.govt.nz/) | Auckland Council GeoMaps: Use GeoMaps as an early desktop check for property layers, contours, flooding/overland flow information, services context, and council spatial information. Confirm critical matters with professionals and council. (https://geomapspublic.aucklandcouncil.govt.nz/viewer/index.html) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0083

Property Development

Acquisition

Site selection

Save evidence

Detailed check

Save evidence: Dated source documents and consultant advice.

Required evidence

Quick feasibility

Responsible person

Developer, Planner, Architect

When

Before the stage decision is approved and archived.

Source / Where to verify

Auckland Unitary Plan: Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site. (https://unitaryplan.aucklandcouncil.govt.nz/) | Auckland Council GeoMaps: Use GeoMaps as an early desktop check for property layers, contours, flooding/overland flow information, services context, and council spatial information. Confirm critical matters with professionals and council. (https://geomapspublic.aucklandcouncil.govt.nz/viewer/index.html) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0084

Property Development

Acquisition

Site selection

Save evidence

Detailed check

Save evidence: Feasibility version showing the assumptions used at the time of decision.

Required evidence

Planning screen

Responsible person

Developer, Planner, Architect

When

Before the stage decision is approved and archived.

Source / Where to verify

Auckland Unitary Plan: Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site. (https://unitaryplan.aucklandcouncil.govt.nz/) | Auckland Council GeoMaps: Use GeoMaps as an early desktop check for property layers, contours, flooding/overland flow information, services context, and council spatial information. Confirm critical matters with professionals and council. (https://geomapspublic.aucklandcouncil.govt.nz/viewer/index.html) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0085

Property Development

Acquisition

Site selection

Save evidence

Detailed check

Save evidence: Risk register and decision register entries.

Required evidence

Risk notes

Responsible person

Developer, Planner, Architect

When

Before the stage decision is approved and archived.

Source / Where to verify

Auckland Unitary Plan: Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site. (https://unitaryplan.aucklandcouncil.govt.nz/) | Auckland Council GeoMaps: Use GeoMaps as an early desktop check for property layers, contours, flooding/overland flow information, services context, and council spatial information. Confirm critical matters with professionals and council. (https://geomapspublic.aucklandcouncil.govt.nz/viewer/index.html) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0086

Property Development

Acquisition

Site selection

Save evidence

Detailed check

Save evidence: Meeting notes, emails, marked-up plans, calculations, photos, and council/lender/consultant responses.

Required evidence

Comparable sales evidence

Responsible person

Developer, Planner, Architect

When

Before the stage decision is approved and archived.

Source / Where to verify

Auckland Unitary Plan: Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site. (https://unitaryplan.aucklandcouncil.govt.nz/) | Auckland Council GeoMaps: Use GeoMaps as an early desktop check for property layers, contours, flooding/overland flow information, services context, and council spatial information. Confirm critical matters with professionals and council. (https://geomapspublic.aucklandcouncil.govt.nz/viewer/index.html) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0087

Property Development

Acquisition

Site selection

Save evidence

Detailed check

Save evidence: Clear note of who approved the next step and any conditions attached to that approval.

Required evidence

Site comparison table

Responsible person

Developer, Planner, Architect

When

Before the stage decision is approved and archived.

Source / Where to verify

Auckland Unitary Plan: Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site. (https://unitaryplan.aucklandcouncil.govt.nz/) | Auckland Council GeoMaps: Use GeoMaps as an early desktop check for property layers, contours, flooding/overland flow information, services context, and council spatial information. Confirm critical matters with professionals and council. (https://geomapspublic.aucklandcouncil.govt.nz/viewer/index.html) | Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Item

0088

Property Development

Feasibility

Initial feasibility

Write down the development objective for initial feasibility in one clear paragraph

Detailed check

Write down the development objective for initial feasibility in one clear paragraph: build-to-sell, build-to-rent, retain one dwelling, subdivide, renovate, or staged development.

Required evidence

Initial feasibility spreadsheet

Responsible person

Developer, Quantity surveyor, Valuer

When

During this development stage, before the next commitment.

Source / Where to verify

Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions. | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property)

Item

0089

Property Development

Feasibility

Initial feasibility

Open the current feasibility, programme, decision register, risk register, and due diligence fold...

Detailed check

Open the current feasibility, programme, decision register, risk register, and due diligence folder before making new commitments.

Required evidence

High-level concept sketch

Responsible person

Developer, Quantity surveyor, Valuer

When

During this development stage, before the next commitment.

Source / Where to verify

Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions. | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property)

Item

0090

Property Development

Feasibility

Initial feasibility

Collect the documents needed for this stage

Detailed check

Collect the documents needed for this stage: Initial feasibility spreadsheet, High-level concept sketch, Comparable sales, Cost allowances, Finance assumption notes.

Required evidence

Comparable sales

Responsible person

Developer, Quantity surveyor, Valuer

When

During this development stage, before the next commitment.

Source / Where to verify

Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions. | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property)

Item

0091

Property Development

Feasibility

Initial feasibility

Send focused questions to the right people

Detailed check

Send focused questions to the right people: Developer, Quantity surveyor, Valuer, Real estate agent, Planner, Lender, Accountant.

Required evidence

Cost allowances

Responsible person

Developer, Quantity surveyor, Valuer

When

During this development stage, before the next commitment.

Source / Where to verify

Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions. | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property)

Item

0092

Property Development

Feasibility

Initial feasibility

Record assumptions separately from verified facts so the feasibility does not look more certain t...

Detailed check

Record assumptions separately from verified facts so the feasibility does not look more certain than it really is.

Required evidence

Finance assumption notes

Responsible person

Developer, Quantity surveyor, Valuer

When

During this development stage, before the next commitment.

Source / Where to verify

Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions. | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property)

Item

0093

Property Development

Feasibility

Initial feasibility

Update cost, time, consent, finance, and sales assumptions immediately after receiving new inform...

Detailed check

Update cost, time, consent, finance, and sales assumptions immediately after receiving new information.

Required evidence

Initial feasibility spreadsheet

Responsible person

Developer, Quantity surveyor, Valuer

When

During this development stage, before the next commitment.

Source / Where to verify

Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions. | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property)

Item

0094

Property Development

Feasibility

Initial feasibility

Escalate anything that changes yield, sale price, cost, timing, consent pathway, title, funding, ...

Detailed check

Escalate anything that changes yield, sale price, cost, timing, consent pathway, title, funding, or settlement risk.

Required evidence

High-level concept sketch

Responsible person

Developer, Quantity surveyor, Valuer

When

During this development stage, before the next commitment.

Source / Where to verify

Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions. | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property)

Item

0095

Property Development

Feasibility

Initial feasibility

Land price

Detailed check

Land price

Required evidence

Comparable sales

Responsible person

Developer, Quantity surveyor, Valuer

When

Before closing this stage or relying on the conclusion.

Source / Where to verify

Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions. | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property)

Item

0096

Property Development

Feasibility

Initial feasibility

Likely yield

Detailed check

Likely yield

Required evidence

Cost allowances

Responsible person

Developer, Quantity surveyor, Valuer

When

Before closing this stage or relying on the conclusion.

Source / Where to verify

Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions. | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property)

Item

0097

Property Development

Feasibility

Initial feasibility

GRV

Detailed check

GRV

Required evidence

Finance assumption notes

Responsible person

Developer, Quantity surveyor, Valuer

When

Before closing this stage or relying on the conclusion.

Source / Where to verify

Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions. | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property)

Item

0098

Property Development

Feasibility

Initial feasibility

Construction allowance

Detailed check

Construction allowance

Required evidence

Initial feasibility spreadsheet

Responsible person

Developer, Quantity surveyor, Valuer

When

Before closing this stage or relying on the conclusion.

Source / Where to verify

Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions. | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property)

Item

0099

Property Development

Feasibility

Initial feasibility

Professional fees

Detailed check

Professional fees

Required evidence

High-level concept sketch

Responsible person

Developer, Quantity surveyor, Valuer

When

Before closing this stage or relying on the conclusion.

Source / Where to verify

Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions. | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property)

Item

0100

Property Development

Feasibility

Initial feasibility

Council/infrastructure allowances

Detailed check

Council/infrastructure allowances

Required evidence

Comparable sales

Responsible person

Developer, Quantity surveyor, Valuer

When

Before closing this stage or relying on the conclusion.

Source / Where to verify

Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions. | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property)

Item

0101

Property Development

Feasibility

Initial feasibility

Finance costs

Detailed check

Finance costs

Required evidence

Cost allowances

Responsible person

Developer, Quantity surveyor, Valuer

When

Before closing this stage or relying on the conclusion.

Source / Where to verify

Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions. | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property)

Item

0102

Property Development

Feasibility

Initial feasibility

Margin

Detailed check

Margin

Required evidence

Finance assumption notes

Responsible person

Developer, Quantity surveyor, Valuer

When

Before closing this stage or relying on the conclusion.

Source / Where to verify

Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions. | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property)

Item

0103

Property Development

Feasibility

Initial feasibility

What is confirmed by a primary document, what is consultant opinion, and what is still an assumption

Detailed check

What is confirmed by a primary document, what is consultant opinion, and what is still an assumption.

Required evidence

Initial feasibility spreadsheet

Responsible person

Developer, Quantity surveyor, Valuer

When

Before closing this stage or relying on the conclusion.

Source / Where to verify

Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions. | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property)

Item

0104

Property Development

Feasibility

Initial feasibility

Whether the current design, budget, programme, funding, and sales plan still match each other

Detailed check

Whether the current design, budget, programme, funding, and sales plan still match each other.

Required evidence

High-level concept sketch

Responsible person

Developer, Quantity surveyor, Valuer

When

Before closing this stage or relying on the conclusion.

Source / Where to verify

Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions. | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property)

Item

0105

Property Development

Feasibility

Initial feasibility

Whether any approval, title, or lender condition must be satisfied before the next commitment

Detailed check

Whether any approval, title, or lender condition must be satisfied before the next commitment.

Required evidence

Comparable sales

Responsible person

Developer, Quantity surveyor, Valuer

When

Before closing this stage or relying on the conclusion.

Source / Where to verify

Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions. | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property)

Item

0106

Property Development

Feasibility

Initial feasibility

Save evidence

Detailed check

Save evidence: Dated source documents and consultant advice.

Required evidence

Cost allowances

Responsible person

Developer, Quantity surveyor, Valuer

When

Before the stage decision is approved and archived.

Source / Where to verify

Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions. | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property)

Item

0107

Property Development

Feasibility

Initial feasibility

Save evidence

Detailed check

Save evidence: Feasibility version showing the assumptions used at the time of decision.

Required evidence

Finance assumption notes

Responsible person

Developer, Quantity surveyor, Valuer

When

Before the stage decision is approved and archived.

Source / Where to verify

Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions. | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property)

Item

0108

Property Development

Feasibility

Initial feasibility

Save evidence

Detailed check

Save evidence: Risk register and decision register entries.

Required evidence

Initial feasibility spreadsheet

Responsible person

Developer, Quantity surveyor, Valuer

When

Before the stage decision is approved and archived.

Source / Where to verify

Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions. | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property)

Item

0109

Property Development

Feasibility

Initial feasibility

Save evidence

Detailed check

Save evidence: Meeting notes, emails, marked-up plans, calculations, photos, and council/lender/consultant responses.

Required evidence

High-level concept sketch

Responsible person

Developer, Quantity surveyor, Valuer

When

Before the stage decision is approved and archived.

Source / Where to verify

Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions. | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property)

Item

0110

Property Development

Feasibility

Initial feasibility

Save evidence

Detailed check

Save evidence: Clear note of who approved the next step and any conditions attached to that approval.

Required evidence

Comparable sales

Responsible person

Developer, Quantity surveyor, Valuer

When

Before the stage decision is approved and archived.

Source / Where to verify

Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions. | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property)

Item

0111

Property Development

Feasibility

Detailed feasibility

Write down the development objective for detailed feasibility in one clear paragraph

Detailed check

Write down the development objective for detailed feasibility in one clear paragraph: build-to-sell, build-to-rent, retain one dwelling, subdivide, renovate, or staged development.

Required evidence

Detailed feasibility model

Responsible person

Quantity surveyor, Planner, Architect

When

During this development stage, before the next commitment.

Source / Where to verify

Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions. | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property)

Item

0112

Property Development

Feasibility

Detailed feasibility

Open the current feasibility, programme, decision register, risk register, and due diligence fold...

Detailed check

Open the current feasibility, programme, decision register, risk register, and due diligence folder before making new commitments.

Required evidence

QS cost plan

Responsible person

Quantity surveyor, Planner, Architect

When

During this development stage, before the next commitment.

Source / Where to verify

Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions. | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property)

Item

0113

Property Development

Feasibility

Detailed feasibility

Collect the documents needed for this stage

Detailed check

Collect the documents needed for this stage: Detailed feasibility model, QS cost plan, Concept drawings, Planner memo, Lender requirements, Tax/accounting advice.

Required evidence

Concept drawings

Responsible person

Quantity surveyor, Planner, Architect

When

During this development stage, before the next commitment.

Source / Where to verify

Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions. | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property)

Item

0114

Property Development

Feasibility

Detailed feasibility

Send focused questions to the right people

Detailed check

Send focused questions to the right people: Quantity surveyor, Planner, Architect, Engineer, Valuer, Accountant, Lender, Developer.

Required evidence

Planner memo

Responsible person

Quantity surveyor, Planner, Architect

When

During this development stage, before the next commitment.

Source / Where to verify

Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions. | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property)

Item

0115

Property Development

Feasibility

Detailed feasibility

Record assumptions separately from verified facts so the feasibility does not look more certain t...

Detailed check

Record assumptions separately from verified facts so the feasibility does not look more certain than it really is.

Required evidence

Lender requirements

Responsible person

Quantity surveyor, Planner, Architect

When

During this development stage, before the next commitment.

Source / Where to verify

Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions. | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property)

Item

0116

Property Development

Feasibility

Detailed feasibility

Update cost, time, consent, finance, and sales assumptions immediately after receiving new inform...

Detailed check

Update cost, time, consent, finance, and sales assumptions immediately after receiving new information.

Required evidence

Tax/accounting advice

Responsible person

Quantity surveyor, Planner, Architect

When

During this development stage, before the next commitment.

Source / Where to verify

Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions. | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property)

Item

0117

Property Development

Feasibility

Detailed feasibility

Escalate anything that changes yield, sale price, cost, timing, consent pathway, title, funding, ...

Detailed check

Escalate anything that changes yield, sale price, cost, timing, consent pathway, title, funding, or settlement risk.

Required evidence

Detailed feasibility model

Responsible person

Quantity surveyor, Planner, Architect

When

During this development stage, before the next commitment.

Source / Where to verify

Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions. | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property)

Item

0118

Property Development

Feasibility

Detailed feasibility

Revenue

Detailed check

Revenue

Required evidence

QS cost plan

Responsible person

Quantity surveyor, Planner, Architect

When

Before closing this stage or relying on the conclusion.

Source / Where to verify

Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions. | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property)

Item

0119

Property Development

Feasibility

Detailed feasibility

Land

Detailed check

Land

Required evidence

Concept drawings

Responsible person

Quantity surveyor, Planner, Architect

When

Before closing this stage or relying on the conclusion.

Source / Where to verify

Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions. | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property)

Item

0120

Property Development

Feasibility

Detailed feasibility

Construction

Detailed check

Construction

Required evidence

Planner memo

Responsible person

Quantity surveyor, Planner, Architect

When

Before closing this stage or relying on the conclusion.

Source / Where to verify

Relevant professional advice: Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions. | Inland Revenue property guidance: Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser. (https://www.ird.govt.nz/property)

Source / Where to check

Verify each item against the current Auckland Unitary Plan, Auckland Council GeoMaps/property file/LIM and consent guidance, Record of Title, resource and building consent documents, engineering approvals, MBIE Building Performance guidance, current Building Code Acceptable Solutions and Verification Methods, relevant NZ Standards, WorkSafe NZ, consultant reports, producer statements, contract documents, and manufacturer instructions.

Insufficient data to verify — confirm against the current consented drawings, specifications, Auckland Council requirements, Auckland Unitary Plan, NZ Building Code, relevant NZ Standard, consultant advice, manufacturer instructions, insurance broker, insurer, lender, lawyer, accountant or project contract.