Keys are missing at handover means the project cannot safely rely on the current assumption. Treat it as an open issue until the relevant evidence and authorised response agree.
Incomplete close-out can delay occupation/settlement, weaken warranty rights, transfer unresolved defects and leave the owner unable to operate or maintain the property. For keys are missing at handover, the response must follow current project documents and competent project-specific advice.
Do not mark the item complete or release a dependent handover/settlement decision without the agreed evidence and authorised acceptance.
Defects / CCC Readiness / Handover / Warranties
Remote coordination is suitable only for containment, record creation, document comparison and evidence requests; it does not prove the physical work.
Arrange competent site attendance when physical measurement, testing, intrusive investigation, safety control or before-cover verification is required.
Record direct cost, professional fees, rework, delay, additional cover/premium, quote changes and contingency use. Obtain written pricing before approval where possible.
Identify the affected activity, hold point, critical-path relationship and required decision date. Update the short-term programme and notify affected trades.
Check the consented documents and obtain advice before changing approved work or a required inspection sequence.
Check responsibility, notice time, extension-of-time, variation, payment, suspension, defect and insurance provisions with the contract administrator or lawyer before asserting rights.
Reassess site risk before anyone investigates, protects, removes or reworks the affected item.
Construction issue → development control
Re-run the live feasibility if this issue changes yield, construction/civil cost, professional fees, contingency, timing, revenue or the assumed approval pathway. Preserve the prior version and identify which values remain assumptions.
Check cashflow, lender/QS reporting, drawdown conditions, interest/holding cost, contingency and any covenant or valuation consequence before approving changed cost or time.
Check whether the issue affects a marketing statement, disclosure, practical completion, CCC/title dependency, purchaser inspection, warranty, handover or settlement date. Refer contractual/legal conclusions to the appointed lawyer.
Carry keys are missing at handover into the development risk and decision registers until the technical response, commercial consequence and required authority are evidence-backed. Do not hide the risk by only closing a site action.
Check whether the issue or resulting delay/damage could be relevant to any policy. Notify the broker/insurer promptly if the policy or broker advice requires it.
Subject: Keys are missing at handover — action required before proceeding. We have identified that the current project record does not confirm the required position. The affected work/decision is paused pending written confirmation. Please provide the current document, response and any conditions by [date/time]. We will update the project registers and notify the affected parties once authority to proceed is confirmed.
Verification
Use current official information and the controlled documents for the actual project.
Check responsibility, notice, approval, payment, programme, insurance, variation, defect and close-out requirements against the signed project contract and authorised written instructions.
Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.
MBIE guidance explains that work should be built to the issued building consent, inspections must be managed, and records/certificates should be kept for CCC.
Project-specific consented documents and professional advice override generic guidance.
BuildPath NZ is an educational guide and project-management resource only. It does not replace advice from Auckland Council, a planner, architect, engineer, surveyor, quantity surveyor, lawyer, accountant, lender, insurer, insurance broker, WorkSafe, Watercare, utility provider, building consent authority or other qualified professional.
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.
