Due diligence
Asbestos checks
This stage identifies whether existing buildings or materials may contain asbestos, what survey or sampling is appropriate, who may perform removal, how the work interfaces with demolition, and what evidence must be retained. This page shows what a beginner residential developer in Auckland should check, who to ask, what evidence to save, and where to verify before committing money or instructions.
How to execute this stage
Micro-stage control plan
Work through each applicable step in order. A hold point means pause the dependent decision or work until the stated evidence and authorised review are complete.
01Building age and suspect materialsLevel 2 · Due diligence
TaskCheckHold pointEvidenceRecordNext actionSimple explanation
Building age and suspect materials
Technical context
Test this point against Existing-building information, the current feasibility version and written input from Competent asbestos assessor or surveyor. Separate verified facts, professional opinion and assumptions.
Why it matters: This check can change yield, consent pathway, acquisition terms, funding, cost, programme or exit strategy. It must be resolved before the developer relies on survey and sampling scope.
Prerequisites
- Existing-building information is current and its source/date are recorded.
- The project objective, feasibility version and decision deadline are clear.
- Competent asbestos assessor or surveyor has a focused brief where professional confirmation is required.
Checks
- Does Existing-building information directly support the conclusion?
- Which information is verified, assumed, missing, superseded or contradictory?
- Has the feasibility, programme, risk register and decision register been updated?
Evidence to save
- Existing-building information
- Written Competent asbestos assessor or surveyor response or a recorded reason it is not required
- Dated feasibility/risk/decision update
Hold point
Do not waive a condition, instruct design/work, commit funding, lodge, purchase, settle or represent the conclusion as confirmed until the authorised decision-maker has the required evidence and advice.
Stop or escalate when
- The source is missing, old, inconsistent or outside the reviewer's scope.
- The check changes yield, approval pathway, funding, legal rights, tax, safety or a material cost/programme assumption.
- A deadline is approaching and the responsible professional has not confirmed the position.
Documents and records
- Existing-building information
- Asbestos survey brief
- Removal quote comparison
- Current feasibility, risk register and decision register
- Cost effect
- Record changes to land value, consultant/council cost, construction/civil cost, finance, holding cost, contingency and exit value before survey and sampling scope.
- Programme effect
- Record the decision deadline, dependencies, information lead time and effect on acquisition, consent, procurement, construction, sales or settlement milestones.
Next action
Survey scope and limitations
Applicability: Confirm whether this check applies to the actual site, ownership, strategy, consent pathway, infrastructure and delivery model; record a reason when not applicable.
Use current site-specific documents and appropriately appointed professional advice. BuildPath does not make the development decision for you.
02Survey scope and limitationsLevel 2 · Due diligence
TaskCheckHold pointEvidenceRecordNext actionSimple explanation
Survey scope and limitations
Technical context
Test this point against Asbestos survey or management information, the current feasibility version and written input from Licensed asbestos removalist where required. Separate verified facts, professional opinion and assumptions.
Why it matters: This check can change yield, consent pathway, acquisition terms, funding, cost, programme or exit strategy. It must be resolved before the developer relies on removal method and contractor.
Prerequisites
- Asbestos survey or management information is current and its source/date are recorded.
- The project objective, feasibility version and decision deadline are clear.
- Licensed asbestos removalist where required has a focused brief where professional confirmation is required.
Checks
- Does Asbestos survey or management information directly support the conclusion?
- Which information is verified, assumed, missing, superseded or contradictory?
- Has the feasibility, programme, risk register and decision register been updated?
Evidence to save
- Asbestos survey or management information
- Written Licensed asbestos removalist where required response or a recorded reason it is not required
- Dated feasibility/risk/decision update
Hold point
Do not waive a condition, instruct design/work, commit funding, lodge, purchase, settle or represent the conclusion as confirmed until the authorised decision-maker has the required evidence and advice.
Stop or escalate when
- The source is missing, old, inconsistent or outside the reviewer's scope.
- The check changes yield, approval pathway, funding, legal rights, tax, safety or a material cost/programme assumption.
- A deadline is approaching and the responsible professional has not confirmed the position.
Documents and records
- Asbestos survey or management information
- Asbestos survey brief
- Removal quote comparison
- Current feasibility, risk register and decision register
- Cost effect
- Record changes to land value, consultant/council cost, construction/civil cost, finance, holding cost, contingency and exit value before removal method and contractor.
- Programme effect
- Record the decision deadline, dependencies, information lead time and effect on acquisition, consent, procurement, construction, sales or settlement milestones.
Next action
Areas excluded from inspection
Applicability: Confirm whether this check applies to the actual site, ownership, strategy, consent pathway, infrastructure and delivery model; record a reason when not applicable.
Use current site-specific documents and appropriately appointed professional advice. BuildPath does not make the development decision for you.
03Areas excluded from inspectionLevel 2 · Due diligence
TaskCheckHold pointEvidenceRecordNext actionSimple explanation
Areas excluded from inspection
Technical context
Test this point against Sampling results where undertaken, the current feasibility version and written input from Demolition contractor. Separate verified facts, professional opinion and assumptions.
Why it matters: This check can change yield, consent pathway, acquisition terms, funding, cost, programme or exit strategy. It must be resolved before the developer relies on cost and programme allowance.
Prerequisites
- Sampling results where undertaken is current and its source/date are recorded.
- The project objective, feasibility version and decision deadline are clear.
- Demolition contractor has a focused brief where professional confirmation is required.
Checks
- Does Sampling results where undertaken directly support the conclusion?
- Which information is verified, assumed, missing, superseded or contradictory?
- Has the feasibility, programme, risk register and decision register been updated?
Evidence to save
- Sampling results where undertaken
- Written Demolition contractor response or a recorded reason it is not required
- Dated feasibility/risk/decision update
Hold point
Do not waive a condition, instruct design/work, commit funding, lodge, purchase, settle or represent the conclusion as confirmed until the authorised decision-maker has the required evidence and advice.
Stop or escalate when
- The source is missing, old, inconsistent or outside the reviewer's scope.
- The check changes yield, approval pathway, funding, legal rights, tax, safety or a material cost/programme assumption.
- A deadline is approaching and the responsible professional has not confirmed the position.
Documents and records
- Sampling results where undertaken
- Asbestos survey brief
- Removal quote comparison
- Current feasibility, risk register and decision register
- Cost effect
- Record changes to land value, consultant/council cost, construction/civil cost, finance, holding cost, contingency and exit value before cost and programme allowance.
- Programme effect
- Record the decision deadline, dependencies, information lead time and effect on acquisition, consent, procurement, construction, sales or settlement milestones.
Next action
Removal licensing and competency
Applicability: Confirm whether this check applies to the actual site, ownership, strategy, consent pathway, infrastructure and delivery model; record a reason when not applicable.
Use current site-specific documents and appropriately appointed professional advice. BuildPath does not make the development decision for you.
04Removal licensing and competencyLevel 2 · Due diligence
TaskCheckHold pointEvidenceRecordNext actionSimple explanation
Removal licensing and competency
Technical context
Test this point against Removal scope and quote, the current feasibility version and written input from Health and safety adviser. Separate verified facts, professional opinion and assumptions.
Why it matters: This check can change yield, consent pathway, acquisition terms, funding, cost, programme or exit strategy. It must be resolved before the developer relies on whether demolition or intrusive work must remain paused.
Prerequisites
- Removal scope and quote is current and its source/date are recorded.
- The project objective, feasibility version and decision deadline are clear.
- Health and safety adviser has a focused brief where professional confirmation is required.
Checks
- Does Removal scope and quote directly support the conclusion?
- Which information is verified, assumed, missing, superseded or contradictory?
- Has the feasibility, programme, risk register and decision register been updated?
Evidence to save
- Removal scope and quote
- Written Health and safety adviser response or a recorded reason it is not required
- Dated feasibility/risk/decision update
Hold point
Do not waive a condition, instruct design/work, commit funding, lodge, purchase, settle or represent the conclusion as confirmed until the authorised decision-maker has the required evidence and advice.
Stop or escalate when
- The source is missing, old, inconsistent or outside the reviewer's scope.
- The check changes yield, approval pathway, funding, legal rights, tax, safety or a material cost/programme assumption.
- A deadline is approaching and the responsible professional has not confirmed the position.
Documents and records
- Removal scope and quote
- Asbestos survey brief
- Removal quote comparison
- Current feasibility, risk register and decision register
- Cost effect
- Record changes to land value, consultant/council cost, construction/civil cost, finance, holding cost, contingency and exit value before whether demolition or intrusive work must remain paused.
- Programme effect
- Record the decision deadline, dependencies, information lead time and effect on acquisition, consent, procurement, construction, sales or settlement milestones.
Next action
Demolition sequencing
Applicability: Confirm whether this check applies to the actual site, ownership, strategy, consent pathway, infrastructure and delivery model; record a reason when not applicable.
Use current site-specific documents and appropriately appointed professional advice. BuildPath does not make the development decision for you.
05Demolition sequencingLevel 2 · Due diligence
TaskCheckHold pointEvidenceRecordNext actionSimple explanation
Demolition sequencing
Technical context
Test this point against Work plan and notifications where required, the current feasibility version and written input from Building owner or developer. Separate verified facts, professional opinion and assumptions.
Why it matters: This check can change yield, consent pathway, acquisition terms, funding, cost, programme or exit strategy. It must be resolved before the developer relies on survey and sampling scope.
Prerequisites
- Work plan and notifications where required is current and its source/date are recorded.
- The project objective, feasibility version and decision deadline are clear.
- Building owner or developer has a focused brief where professional confirmation is required.
Checks
- Does Work plan and notifications where required directly support the conclusion?
- Which information is verified, assumed, missing, superseded or contradictory?
- Has the feasibility, programme, risk register and decision register been updated?
Evidence to save
- Work plan and notifications where required
- Written Building owner or developer response or a recorded reason it is not required
- Dated feasibility/risk/decision update
Hold point
Do not waive a condition, instruct design/work, commit funding, lodge, purchase, settle or represent the conclusion as confirmed until the authorised decision-maker has the required evidence and advice.
Stop or escalate when
- The source is missing, old, inconsistent or outside the reviewer's scope.
- The check changes yield, approval pathway, funding, legal rights, tax, safety or a material cost/programme assumption.
- A deadline is approaching and the responsible professional has not confirmed the position.
Documents and records
- Work plan and notifications where required
- Asbestos survey brief
- Removal quote comparison
- Current feasibility, risk register and decision register
- Cost effect
- Record changes to land value, consultant/council cost, construction/civil cost, finance, holding cost, contingency and exit value before survey and sampling scope.
- Programme effect
- Record the decision deadline, dependencies, information lead time and effect on acquisition, consent, procurement, construction, sales or settlement milestones.
Next action
Site isolation and public protection
Applicability: Confirm whether this check applies to the actual site, ownership, strategy, consent pathway, infrastructure and delivery model; record a reason when not applicable.
Use current site-specific documents and appropriately appointed professional advice. BuildPath does not make the development decision for you.
06Site isolation and public protectionLevel 2 · Due diligence
TaskCheckHold pointEvidenceRecordNext actionSimple explanation
Site isolation and public protection
Technical context
Test this point against Clearance evidence where required, the current feasibility version and written input from Quantity surveyor. Separate verified facts, professional opinion and assumptions.
Why it matters: This check can change yield, consent pathway, acquisition terms, funding, cost, programme or exit strategy. It must be resolved before the developer relies on removal method and contractor.
Prerequisites
- Clearance evidence where required is current and its source/date are recorded.
- The project objective, feasibility version and decision deadline are clear.
- Quantity surveyor has a focused brief where professional confirmation is required.
Checks
- Does Clearance evidence where required directly support the conclusion?
- Which information is verified, assumed, missing, superseded or contradictory?
- Has the feasibility, programme, risk register and decision register been updated?
Evidence to save
- Clearance evidence where required
- Written Quantity surveyor response or a recorded reason it is not required
- Dated feasibility/risk/decision update
Hold point
Do not waive a condition, instruct design/work, commit funding, lodge, purchase, settle or represent the conclusion as confirmed until the authorised decision-maker has the required evidence and advice.
Stop or escalate when
- The source is missing, old, inconsistent or outside the reviewer's scope.
- The check changes yield, approval pathway, funding, legal rights, tax, safety or a material cost/programme assumption.
- A deadline is approaching and the responsible professional has not confirmed the position.
Documents and records
- Clearance evidence where required
- Asbestos survey brief
- Removal quote comparison
- Current feasibility, risk register and decision register
- Cost effect
- Record changes to land value, consultant/council cost, construction/civil cost, finance, holding cost, contingency and exit value before removal method and contractor.
- Programme effect
- Record the decision deadline, dependencies, information lead time and effect on acquisition, consent, procurement, construction, sales or settlement milestones.
Next action
Clearance and disposal evidence
Applicability: Confirm whether this check applies to the actual site, ownership, strategy, consent pathway, infrastructure and delivery model; record a reason when not applicable.
Use current site-specific documents and appropriately appointed professional advice. BuildPath does not make the development decision for you.
07Clearance and disposal evidenceLevel 2 · Due diligence
TaskCheckHold pointEvidenceRecordNext actionSimple explanation
Clearance and disposal evidence
Technical context
Test this point against Waste documentation, the current feasibility version and written input from Competent asbestos assessor or surveyor. Separate verified facts, professional opinion and assumptions.
Why it matters: This check can change yield, consent pathway, acquisition terms, funding, cost, programme or exit strategy. It must be resolved before the developer relies on cost and programme allowance.
Prerequisites
- Waste documentation is current and its source/date are recorded.
- The project objective, feasibility version and decision deadline are clear.
- Competent asbestos assessor or surveyor has a focused brief where professional confirmation is required.
Checks
- Does Waste documentation directly support the conclusion?
- Which information is verified, assumed, missing, superseded or contradictory?
- Has the feasibility, programme, risk register and decision register been updated?
Evidence to save
- Waste documentation
- Written Competent asbestos assessor or surveyor response or a recorded reason it is not required
- Dated feasibility/risk/decision update
Hold point
Do not waive a condition, instruct design/work, commit funding, lodge, purchase, settle or represent the conclusion as confirmed until the authorised decision-maker has the required evidence and advice.
Stop or escalate when
- The source is missing, old, inconsistent or outside the reviewer's scope.
- The check changes yield, approval pathway, funding, legal rights, tax, safety or a material cost/programme assumption.
- A deadline is approaching and the responsible professional has not confirmed the position.
Documents and records
- Waste documentation
- Asbestos survey brief
- Removal quote comparison
- Current feasibility, risk register and decision register
- Cost effect
- Record changes to land value, consultant/council cost, construction/civil cost, finance, holding cost, contingency and exit value before cost and programme allowance.
- Programme effect
- Record the decision deadline, dependencies, information lead time and effect on acquisition, consent, procurement, construction, sales or settlement milestones.
Next action
Make and record the stage decision: Cost and programme allowance. Then open the next applicable development stage.
Applicability: Confirm whether this check applies to the actual site, ownership, strategy, consent pathway, infrastructure and delivery model; record a reason when not applicable.
Use current site-specific documents and appropriately appointed professional advice. BuildPath does not make the development decision for you.
Developer go / no-go control
Decision gates before the next commitment
A gate records whether evidence supports a commercial decision. It does not replace advice or predict an authority, lender, purchaser or market outcome.
Before the next material commitment
Decision: Proceed, pause, obtain evidence, or escalate
Minimum evidence
- • Current source documents and professional responses
- • Versioned feasibility, risk and programme update
- • Named owner and deadline for every unresolved dependency
Update before deciding
- • Cost and contingency
- • Time and holding/finance effect
- • Yield, value, consent and exit effect
Stop / escalate when
- • A material conclusion is still an assumption
- • Sources conflict or are out of date
- • The authorised decision-maker cannot see the downside consequence
What this stage means
- Asbestos checks is the part of the project where the developer turns an idea into a checked decision, not a guess.
- The stage should connect market demand, planning rules, legal constraints, design, cost, funding, time, risk, and exit strategy.
- For Auckland residential development, the answer is site-specific. The same idea can be low risk on one site and unworkable on the next because of zoning, overlays, title interests, services, slope, flooding, neighbours, or finance.
Why this stage matters
- Early mistakes become expensive because land, design, consultants, holding costs, consent fees, and finance costs continue even when the project is paused.
- The developer needs written evidence for lenders, consultants, lawyers, valuers, builders, purchasers, and future dispute protection.
- This stage usually needs verification from WorkSafe NZ asbestos, WorkSafe NZ construction, Relevant professional advice before the developer treats the conclusion as reliable.
Step-by-step guide
- 1Define the decision needed at the end of this stage and the date it is needed by.
- 2Gather the stage documents: Existing-building information, Asbestos survey or management information, Sampling results where undertaken, Removal scope and quote, and the remaining stage records.
- 3Read the documents once for understanding, then again to list unknowns, risks, contradictions, missing evidence, and professional questions.
- 4Ask the responsible professionals to confirm the critical points: Competent asbestos assessor or surveyor, Licensed asbestos removalist where required, Demolition contractor, Health and safety adviser.
- 5Update the feasibility, programme, risk register, and decision register with source references and dates.
- 6Decide whether to proceed, pause, redesign, renegotiate, add conditions, seek more advice, or abandon the option.
- 7Save the evidence in a dated folder and write a short stage closeout note explaining what was decided and why.
What the developer must do
- Write down the development objective for asbestos checks in one clear paragraph: build-to-sell, build-to-rent, retain one dwelling, subdivide, renovate, or staged development.
- Open the current feasibility, programme, decision register, risk register, and due diligence folder before making new commitments.
- Collect the documents needed for this stage: Existing-building information, Asbestos survey or management information, Sampling results where undertaken, Removal scope and quote, Work plan and notifications where required, Clearance evidence where required, Waste documentation.
- Send focused questions to the right people: Competent asbestos assessor or surveyor, Licensed asbestos removalist where required, Demolition contractor, Health and safety adviser, Building owner or developer, Quantity surveyor.
- Record assumptions separately from verified facts so the feasibility does not look more certain than it really is.
- Update cost, time, consent, finance, and sales assumptions immediately after receiving new information.
- Escalate anything that changes yield, sale price, cost, timing, consent pathway, title, funding, or settlement risk.
Verification
Source / where to check
Use current official information and the controlled documents for the actual project.
Use before demolition, refurbishment, or disturbance of possible asbestos-containing material.
Use WorkSafe NZ for construction health and safety duties, risk management, and practical guidance for residential construction work.
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.
Common mistakes
- Treating an agent comment, generic online rule, or old document as verified site-specific advice.
- Forgetting to update the feasibility after design, consent, finance, or market information changes.
- Not allowing enough contingency, professional fees, council fees, finance costs, holding costs, and time risk.
- Failing to keep written records of who confirmed what and when.
- Using asbestos checks to push ahead even when the red flags show the project should pause.
Common risks
- Yield reduces after proper planning, engineering, title, or infrastructure review.
- Costs increase after QS, builder, civil, geotechnical, demolition, asbestos, or consent information is received.
- Programme moves out because consultant inputs, council RFIs, neighbour issues, finance, title, or construction sequencing take longer than assumed.
- Funding or sales assumptions change before the project reaches settlement.
- The developer relies on unverified information and loses negotiating power or misses a due diligence deadline.
Common costs
- Professional fees for planner, architect/designer, surveyor, engineer, QS, lawyer, accountant, valuer, and lender reports.
- Council fees, consent fees, development contribution estimates, engineering approvals, infrastructure checks, and inspection/monitoring costs where relevant.
- Design revisions, reports, investigations, demolition/asbestos work, service location, geotechnical testing, and valuation updates.
- Holding costs such as interest, rates, insurance, utilities, temporary maintenance, and security.
- Contingency for unverified conditions until the relevant professional confirms them.
Quotes and fee proposals to obtain
- Obtain written fee proposals or quotations from the relevant stage professionals: Competent asbestos assessor or surveyor, Licensed asbestos removalist where required, Demolition contractor, Health and safety adviser, Building owner or developer, Quantity surveyor.
- Issue the same current documents and a clear scope to each party so prices, exclusions, assumptions, deliverables, lead times, and programme can be compared.
- Identify council, authority, investigation, testing, design, construction, monitoring, and close-out charges that may sit outside a consultant or contractor quote.
- Record every provisional sum, estimate, exclusion, expiry date, dependency, and unverified allowance in the Quote Register and feasibility.
- Do not approve an appointment or purchase order until scope ownership, evidence required, payment terms, variation process, insurance or competency checks, and completion deliverables are understood.
Common delays
- Waiting for property file, LIM, title instruments, survey information, consultant reports, or council responses.
- Design changes caused by planning controls, infrastructure constraints, engineering findings, budget pressure, or market feedback.
- Lender, valuer, lawyer, or purchaser conditions not being satisfied on time.
- Council RFI responses needing more consultant work than expected.
- Construction or subdivision closeout documents not matching settlement or sales deadlines.
Common consultant questions
- For Asbestos checks, what are the three highest risks that could change cost, time, yield, or approval pathway?
- Which parts of your advice are confirmed, which are assumptions, and which require another professional to confirm?
- What documents did you rely on, and are any documents missing, outdated, superseded, or inconsistent?
- What decision does the developer need to make now, and what should wait until more information is available?
- What wording should go into the decision register, consultant meeting minutes, or lender/client update?
Red flags
- A professional says the issue is outside their scope and no one else has been asked to confirm it.
- The feasibility only works if optimistic sale prices, low construction costs, fast consent, low interest, and no delays all happen together.
- A title, planning, flooding, geotechnical, access, service, or covenant issue may prevent the intended yield.
- A seller, agent, builder, or consultant pressures the developer to waive due diligence before core checks are complete.
- The project file has no written evidence for a major decision.
When to stop and get professional advice
- Stop and get professional advice when title, easements, covenants, unit title, cross lease, or subdivision matters affect the proposal.
- Stop and get professional advice when zoning, overlays, activity status, notification, infrastructure capacity, flooding, geotechnical, contamination, or heritage could affect yield.
- Stop and get professional advice when GST, income tax, entity structure, lending, guarantees, or sale contract terms affect the decision.
- Stop and get professional advice when the developer is about to sign, waive a condition, lodge consent, start work, approve a variation, accept practical completion, or settle.
Decisions that must be made
- Survey and sampling scope
- Removal method and contractor
- Cost and programme allowance
- Whether demolition or intrusive work must remain paused
Evidence to save
- Dated source documents and consultant advice.
- Feasibility version showing the assumptions used at the time of decision.
- Risk register and decision register entries.
- Meeting notes, emails, marked-up plans, calculations, photos, and council/lender/consultant responses.
- Clear note of who approved the next step and any conditions attached to that approval.
Beginner-friendly example
Suspect textured coating is not disturbed for sampling by an unqualified person; the developer arranges competent advice and coordinates the result with the demolition scope.
Use this in my project
Turn asbestos checks into controlled action
Open the relevant workspace register, create the project-specific record, link the controlling documents and preserve evidence. The guide does not automatically approve or verify the action.