Safety
Demolition issue
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
- Existing building is harder to demolish than expected because of access, services, asbestos, structural instability, neighbours, or council requirements.
Likely causes
- Incomplete building inspection
- No hazardous materials survey
- Poor access
- Services not isolated
- Neighbouring structures close
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 Demolition contractor, Asbestos assessor/removalist, Engineer 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: Demolition plan, Asbestos survey, Property file, Service disconnection records, 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.
Verification
Source / where to check
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.
Use BeforeUdig and utility providers before intrusive investigations, demolition, earthworks, service trenches, or connection works.
Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.
Project-specific consented documents and professional advice override generic guidance.
Cost impact
Medium to high from specialist work, safety controls, and delays.
Programme impact
Medium to high because demolition usually sits early on the construction path.
Risk level
High
Compliance and contract impact
Check whether the issue changes the resource consent pathway or conditions, building consent documents, consultant scope, sale and purchase conditions, finance terms, construction contract scope, notice requirements, variation process, or settlement obligations.
Example email / decision wording
Subject: Demolition issue — advice and decision required. We identified this issue during due diligence / demolition. The current evidence is listed in the attached record. Please confirm the controlling requirement, available options, cost/programme implications, further information needed, and whether any consent, contract, funding, or settlement action must pause. No assumption has been approved pending written advice.