Closeout
CCC delay
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.
What it looks like
- Council cannot issue CCC because documents, inspections, producer statements, LBP records, energy certificates, or approved changes are missing.
- Settlement or handover dates are threatened.
Likely causes
- Closeout evidence not collected during construction
- Unapproved changes
- Failed/missed inspections
- Missing subcontractor certificates
Immediate action
- 1Pause the affected decision or commitment until the issue is understood.
- 2Record the issue in the risk register with date, source, owner, and next action.
- 3Send the relevant documents to Builder, Council, Architect and ask for written advice.
- 4Update feasibility, programme, budget, and decision register if cost, time, yield, consent, title, finance, or sales assumptions may change.
Step-by-step solution
- 1Define the problem in one sentence and identify which project decision it affects.
- 2Check the controlling documents: CCC checklist, Inspection records, Building consent, Producer statements, and related project records.
- 3Ask the responsible professional to confirm whether the issue is real, minor, manageable, or project-changing.
- 4List the available options: redesign, renegotiate, seek consent, add cost allowance, change programme, change sales strategy, or abandon.
- 5Price and programme each option using the current feasibility model.
- 6Make a written decision with source references and approval from the developer or project owner.
- 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
Auckland Council explains local building consent processes, CCC, related certificates, producer statements, LBP notification, and whether resource consent may also be needed.
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.
Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.
Cost impact
High if settlement, lending, buyer trust, or holding costs are affected.
Programme impact
High because CCC often affects settlement/handover milestones.
Risk level
High