Site due diligence
Due diligence is the process of replacing guesses with evidence before buying, waiving conditions, designing, funding, or promising a development outcome.
43 due diligence checksTitle, planning, site, services, market, financeLast reviewed 11 August 2026
Legaltitlelegal
Record of Title check
Review the official title and legal description.
Why it matters
Title interests can block access, services, subdivision, finance, or sale.
Use current official information and the controlled documents for the actual project.
Use LINZ, a lawyer, and a licensed cadastral surveyor to verify Record of Title, legal description, interests, easements, covenants, consent notices, survey plans, and boundary/title matters.
Legaleasementservicesaccess
Easements
Rights over land for access, services, drainage, support, or other purposes.
Why it matters
An easement can prevent building in the preferred location or require legal access/service design.
Use current official information and the controlled documents for the actual project.
Use LINZ, a lawyer, and a licensed cadastral surveyor to verify Record of Title, legal description, interests, easements, covenants, consent notices, survey plans, and boundary/title matters.
Legalcovenantrestriction
Covenants
Private restrictions or obligations registered against the land.
Why it matters
They may restrict dwelling number, design, use, materials, subdivision, or sale.
Use current official information and the controlled documents for the actual project.
Use LINZ, a lawyer, and a licensed cadastral surveyor to verify Record of Title, legal description, interests, easements, covenants, consent notices, survey plans, and boundary/title matters.
Legalconsent noticetitle
Consent notices
Ongoing title notices often linked to subdivision conditions.
Why it matters
They may impose maintenance, hazard, engineering, or development obligations.
Use current official information and the controlled documents for the actual project.
Use LINZ, a lawyer, and a licensed cadastral surveyor to verify Record of Title, legal description, interests, easements, covenants, consent notices, survey plans, and boundary/title matters.
Legalencumbrancelegal
Encumbrances
Registered burdens or interests that may affect ownership/use.
Why it matters
Can affect finance, development, or saleability.
Use current official information and the controlled documents for the actual project.
Use LINZ, a lawyer, and a licensed cadastral surveyor to verify Record of Title, legal description, interests, easements, covenants, consent notices, survey plans, and boundary/title matters.
Legalcross lease
Cross lease issues
Shared title/lease structure that can make redevelopment legally complex.
Why it matters
Changes may need other owner approvals or legal updates.
Use current official information and the controlled documents for the actual project.
Use LINZ, a lawyer, and a licensed cadastral surveyor to verify Record of Title, legal description, interests, easements, covenants, consent notices, survey plans, and boundary/title matters.
Legalunit title
Unit title issues
Unit title structure involving unit boundaries, common property, and body corporate-style obligations where applicable.
Why it matters
Can affect sale documents, maintenance, governance, and buyer understanding.
Use current official information and the controlled documents for the actual project.
Use LINZ, a lawyer, and a licensed cadastral surveyor to verify Record of Title, legal description, interests, easements, covenants, consent notices, survey plans, and boundary/title matters.
Surveyboundarysurvey
Boundary check
Confirm where the legal boundaries actually are.
Why it matters
Wrong boundaries can cause design, retaining, access, neighbour, and consent issues.
Use current official information and the controlled documents for the actual project.
Use LINZ, a lawyer, and a licensed cadastral surveyor to verify Record of Title, legal description, interests, easements, covenants, consent notices, survey plans, and boundary/title matters.
Surveysite areayield
Site area check
Confirm the land area used for yield and planning checks.
Why it matters
Area affects coverage, impervious area, landscaping, subdivision, and feasibility.
Use current official information and the controlled documents for the actual project.
Use LINZ, a lawyer, and a licensed cadastral surveyor to verify Record of Title, legal description, interests, easements, covenants, consent notices, survey plans, and boundary/title matters.
Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site.
Physical siteslopecontoursretaining
Contours and slope
Site levels and fall across the property.
Why it matters
Slope drives earthworks, retaining, access gradients, foundations, stormwater, and cost.
Use current official information and the controlled documents for the actual project.
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.
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.
Natural hazardsfloodhazard
Flooding
Council or consultant information showing flood risk.
Why it matters
Can change design levels, consent risk, insurance, civil cost, and saleability.
Use current official information and the controlled documents for the actual project.
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.
Use the LIM to check council-held information relevant to the land. Treat it as one due diligence document, not a substitute for title, survey, planning, engineering, legal, or finance advice.
Natural hazardsoverland flowstormwater
Overland flow paths
Routes water may take across land during heavy rain.
Why it matters
Blocking or building over flow paths can create damage, consent, and liability issues.
Use current official information and the controlled documents for the actual project.
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.
Groundgeotechfoundations
Geotechnical risk
Ground condition risks such as soft soils, fill, instability, groundwater, or expansive soil.
Why it matters
Can change foundations, retaining, earthworks, and cost.
Use current official information and the controlled documents for the actual project.
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.
Groundsoilground
Soil conditions
Physical soil conditions affecting excavation, soakage, retaining, and foundations.
Why it matters
Bad soil can break feasibility.
Use current official information and the controlled documents for the actual project.
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.
Physical siteretainingearthworks
Retaining requirements
Walls or structures needed to hold ground or create levels.
Why it matters
Retaining can be one of the biggest hidden costs.
Use current official information and the controlled documents for the actual project.
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.
Infrastructurestormwater
Stormwater connections
How roof and surface water will discharge lawfully and practically.
Why it matters
No stormwater solution can stop the development.
Use current official information and the controlled documents for the actual project.
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.
InfrastructurewastewaterWatercare
Wastewater connections
How sewage will connect to the wastewater network.
Why it matters
Capacity or connection issues can reduce yield or add major cost.
Use current official information and the controlled documents for the actual project.
Use Watercare and civil engineering advice to verify water and wastewater connection requirements, network capacity, approvals, fees, and construction standards.
Infrastructurewater supply
Water supply
Potable water connection and pressure/capacity assumptions.
Why it matters
May affect connection cost, fire/water design, and approvals.
Use current official information and the controlled documents for the actual project.
Use Watercare and civil engineering advice to verify water and wastewater connection requirements, network capacity, approvals, fees, and construction standards.
Infrastructurepowerelectricity
Power
Electricity availability, connection, capacity, and upgrade requirements.
Why it matters
Can affect cost, timing, site layout, and settlement readiness.
Use current official information and the controlled documents for the actual project.
Use BeforeUdig and utility providers before intrusive investigations, demolition, earthworks, service trenches, or connection works.
Infrastructurefibretelecommunications
Fibre / telecommunications
Internet/telecommunications connection availability and route.
Why it matters
Important for buyer handover and service trench coordination.
Use current official information and the controlled documents for the actual project.
Use BeforeUdig and utility providers before intrusive investigations, demolition, earthworks, service trenches, or connection works.
Accessaccessdriveway
Vehicle access
How vehicles enter/exit the site and dwellings.
Why it matters
Access can control yield, safety, planning, civil design, and buyer appeal.
Use current official information and the controlled documents for the actual project.
Check corridor access, traffic management, vehicle crossing, road occupation, and public road/footpath requirements where the site works affect the transport corridor.
Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site.
Accessdrivewaygradient
Driveway gradients
Slope and shape of driveway routes.
Why it matters
Bad gradients can make access unsafe, non-compliant, expensive, or unsaleable.
Use current official information and the controlled documents for the actual project.
Check corridor access, traffic management, vehicle crossing, road occupation, and public road/footpath requirements where the site works affect the transport corridor.
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.
Existing siteexisting building
Existing buildings
Current houses, garages, services, retaining, and improvements.
Why it matters
They affect demolition, asbestos, reuse, consent history, and site logistics.
Use current official information and the controlled documents for the actual project.
Review historic building consents, drainage plans, previous approvals, CCC records where available, and historic plans. Compare records with what physically exists on site.
Existing sitedemolition
Demolition requirements
Requirements for removing existing structures safely and legally.
Why it matters
Demolition can add asbestos, services, neighbour, traffic, waste, and safety costs.
Use current official information and the controlled documents for the actual project.
Use WorkSafe NZ for construction health and safety duties, risk management, and practical guidance for residential construction work.
Use before demolition, refurbishment, or disturbance of possible asbestos-containing material.
Existing siteasbestos
Asbestos risk
Risk that existing materials contain asbestos.
Why it matters
Unsafe disturbance can create health, legal, cost, and programme issues.
Use current official information and the controlled documents for the actual project.
Use before demolition, refurbishment, or disturbance of possible asbestos-containing material.
Planningheritage
Heritage overlays
Planning controls protecting heritage values.
Why it matters
Can significantly affect demolition, alteration, design, and consent.
Use current official information and the controlled documents for the actual project.
Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site.
Planningcharacter
Character overlays
Planning layers related to character/special character areas.
Why it matters
Can affect demolition, design, streetscape, and consent risk.
Use current official information and the controlled documents for the actual project.
Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site.
Planningspecial character
Special character areas
Areas with extra planning attention to neighbourhood character.
Why it matters
Can change design and consent pathway.
Use current official information and the controlled documents for the actual project.
Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site.
Planningecology
Significant ecological areas
Ecological planning layer affecting vegetation/habitat matters.
Why it matters
Can require specialist advice and affect site works.
Use current official information and the controlled documents for the actual project.
Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site.
Planningcoastal
Coastal issues
Coastal hazards, coastal environment, erosion, inundation, or other coastal planning matters.
Why it matters
Can affect design, consent, insurance, and long-term risk.
Use current official information and the controlled documents for the actual project.
Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site.
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.
Planning/sitetreesvegetation
Trees and vegetation
Trees, vegetation, ecological value, or site features that may affect design and clearance.
Why it matters
Removal or damage can trigger consent, cost, neighbour, or ecological issues.
Use current official information and the controlled documents for the actual project.
Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site.
Planning/siteprotected tree
Protected trees where relevant
Trees subject to protection or restriction under relevant rules or specific site circumstances.
Why it matters
Can affect layout, earthworks, access, and consent.
Use current official information and the controlled documents for the actual project.
Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site.
Insufficient data to verify
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.
Contextneighbour
Neighbouring properties
Adjacent sites and owners affected by privacy, shading, retaining, drainage, access, or construction.
Why it matters
Neighbour effects can influence consent, construction, and disputes.
Use current official information and the controlled documents for the actual project.
Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site.
Design/planningsunlightshading
Sunlight and shading
How the proposal affects sun access and shadowing.
Why it matters
Can affect planning controls, buyer quality, outdoor living, and neighbour concerns.
Use current official information and the controlled documents for the actual project.
Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site.
Design/planningprivacyoutlook
Privacy issues
Potential overlooking or poor privacy for dwellings and neighbours.
Why it matters
Can create design problems, consent risk, and sales issues.
Use current official information and the controlled documents for the actual project.
Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site.
Contextnoise
Noise
Noise from roads, rail, industry, neighbours, or construction context.
Why it matters
May affect design, marketability, consent, and buyer expectations.
Use current official information and the controlled documents for the actual project.
Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site.
Insufficient data to verify
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.
Marketmarket demand
Market demand
Whether buyers or renters want the product being proposed.
Why it matters
A technically consentable design can still fail commercially.
Use current official information and the controlled documents for the actual project.
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.
MarketcomparablesGRV
Comparable sales
Recent sales evidence for similar completed dwellings.
Why it matters
GRV depends on realistic comparable evidence.
Use current official information and the controlled documents for the actual project.
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.
Marketrental demand
Rental demand where relevant
Demand and rent level if the development will be held or rented.
Why it matters
A build-to-rent or hold strategy must work on real rent and operating costs.
Use current official information and the controlled documents for the actual project.
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.
Marketschool zone
School zones where relevant
School enrolment zones may affect buyer/renter demand in some suburbs.
Why it matters
Can influence value and buyer profile, but must be verified from current school information.
Use current official information and the controlled documents for the actual project.
Insufficient data to verify
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.
Market/accesstransport
Transport access
Access to public transport, roads, cycleways, and local amenities.
Why it matters
Affects buyer appeal, consent/access considerations, and sales strategy.
Use current official information and the controlled documents for the actual project.
Check corridor access, traffic management, vehicle crossing, road occupation, and public road/footpath requirements where the site works affect the transport corridor.
Council/financedevelopment contributions
Development contributions
Possible council charges related to infrastructure demand.
Why it matters
Can materially affect feasibility.
Use current official information and the controlled documents for the actual project.
Check council guidance, application requirements, RFI process, consent conditions, approved plans, engineering approvals, and monitoring requirements for site-specific development approvals.
Insufficient data to verify
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.
Infrastructureinfrastructure constraint
Council infrastructure constraints
Known or suspected network limits affecting development servicing.
Why it matters
Can reduce yield, add upgrades, or delay approvals.
Use current official information and the controlled documents for the actual project.
Use Watercare and civil engineering advice to verify water and wastewater connection requirements, network capacity, approvals, fees, and construction standards.
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.
