Build Path NZResidential construction and development, made clear.

Handover

Buyer defect complaints

This can change development yield, consent pathway, purchase price, funding, construction cost, settlement timing, or legal risk. Treat it as a decision point, not background noise.

Handover / defects periodMediumbuyer defectshandoverwarrantydefect log

What it looks like

  • Buyer reports scratches, leaks, sticking doors, appliance issues, paint defects, drainage problems, or missing documentation.
  • Defect list grows after handover.

Likely causes

  • Rushed practical completion
  • Incomplete QA
  • Poor buyer handover
  • Trade workmanship issue
  • Maintenance misunderstanding

Immediate action

  1. 1Pause the affected decision or commitment until the issue is understood.
  2. 2Record the issue in the risk register with date, source, owner, and next action.
  3. 3Send the relevant documents to Builder, Developer, Buyer and ask for written advice.
  4. 4Update feasibility, programme, budget, and decision register if cost, time, yield, consent, title, finance, or sales assumptions may change.

Step-by-step solution

  1. 1Define the problem in one sentence and identify which project decision it affects.
  2. 2Check the controlling documents: Defect log, Handover pack, Practical completion records, Photos, and related project records.
  3. 3Ask the responsible professional to confirm whether the issue is real, minor, manageable, or project-changing.
  4. 4List the available options: redesign, renegotiate, seek consent, add cost allowance, change programme, change sales strategy, or abandon.
  5. 5Price and programme each option using the current feasibility model.
  6. 6Make a written decision with source references and approval from the developer or project owner.
  7. 7Notify affected parties such as lender, lawyer, consultants, builder, agent, buyer, or council when required.

What not to do

  • Do not rely on a seller, agent, or builder comment when a planner, lawyer, accountant, engineer, surveyor, valuer, lender, or council needs to confirm it.
  • Do not hide the issue from the feasibility just because the project looked profitable yesterday.
  • Do not waive due diligence, lodge consent, sign a contract, approve a variation, or promise settlement while the issue is unresolved.
  • Do not give legal, tax, finance, planning, engineering, or council advice to others unless a qualified professional has confirmed it.

Source / Where to check

MBIE Build to the consent

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.

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.

Cost impact

Low to medium for minor defects; high if defects suggest systemic quality or weathertightness issues.

Programme impact

Medium because trades must return around occupied homes.

Risk level

Medium

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