BuildPath NZ logo

Finance

Finance and funding

This stage checks equity, lending, valuation, presales, loan conditions, drawdown process, guarantees, insurance, and funding risk. 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.

financefundingloanequitylender7 rolesLast reviewed 11 August 2026

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.

9 structured steps
  1. 01EquityLevel 2 · Finance
    TaskCheckHold pointEvidenceRecordNext action

    Simple explanation

    Equity

    Technical context

    Test this point against Loan application, the current feasibility version and written input from Lender. 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 funding route.

    Prerequisites

    • Loan application is current and its source/date are recorded.
    • The project objective, feasibility version and decision deadline are clear.
    • Lender has a focused brief where professional confirmation is required.

    Checks

    • Does Loan application 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    • Which information is verified, assumed, missing, superseded or contradictory?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

    • Loan application
    • Written Lender 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

    • Loan application
    • Lender information checklist
    • Cashflow forecast
    • 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 funding route.
    Programme effect
    Record the decision deadline, dependencies, information lead time and effect on acquisition, consent, procurement, construction, sales or settlement milestones.

    Next action

    loan amount

    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.

  2. 02loan amountLevel 2 · Finance
    TaskCheckHold pointEvidenceRecordNext action

    Simple explanation

    loan amount

    Technical context

    Test this point against Term sheet, the current feasibility version and written input from Mortgage broker. 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 loan structure.

    Prerequisites

    • Term sheet is current and its source/date are recorded.
    • The project objective, feasibility version and decision deadline are clear.
    • Mortgage broker has a focused brief where professional confirmation is required.

    Checks

    • Does Term sheet 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

    • Term sheet
    • Written Mortgage broker 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

    • Term sheet
    • Lender information checklist
    • Cashflow forecast
    • 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 loan structure.
    Programme effect
    Record the decision deadline, dependencies, information lead time and effect on acquisition, consent, procurement, construction, sales or settlement milestones.

    Next action

    interest

    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.

  3. 03interestLevel 2 · Finance
    TaskCheckHold pointEvidenceRecordNext action

    Simple explanation

    interest

    Technical context

    Test this point against Valuation, the current feasibility version and written input from Valuer. 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 equity required.

    Prerequisites

    • Valuation is current and its source/date are recorded.
    • The project objective, feasibility version and decision deadline are clear.
    • Valuer has a focused brief where professional confirmation is required.

    Checks

    • Does Valuation 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

    • Valuation
    • Written Valuer 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

    • Valuation
    • Lender information checklist
    • Cashflow forecast
    • 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 equity required.
    Programme effect
    Record the decision deadline, dependencies, information lead time and effect on acquisition, consent, procurement, construction, sales or settlement milestones.

    Next action

    fees

    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.

  4. 04feesLevel 2 · Finance
    TaskCheckHold pointEvidenceRecordNext action

    Simple explanation

    fees

    Technical context

    Test this point against QS cost plan, 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 presale strategy.

    Prerequisites

    • QS cost plan 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 QS cost plan 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

    • QS cost plan
    • 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

    • QS cost plan
    • Lender information checklist
    • Cashflow forecast
    • 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 presale strategy.
    Programme effect
    Record the decision deadline, dependencies, information lead time and effect on acquisition, consent, procurement, construction, sales or settlement milestones.

    Next action

    drawdowns

    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.

  5. 05drawdownsLevel 2 · Finance
    TaskCheckHold pointEvidenceRecordNext action

    Simple explanation

    drawdowns

    Technical context

    Test this point against Feasibility, the current feasibility version and written input from Accountant. 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 funding conditions are acceptable.

    Prerequisites

    • Feasibility is current and its source/date are recorded.
    • The project objective, feasibility version and decision deadline are clear.
    • Accountant has a focused brief where professional confirmation is required.

    Checks

    • Does Feasibility 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

    • Feasibility
    • Written Accountant 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

    • Feasibility
    • Lender information checklist
    • Cashflow forecast
    • 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 funding conditions are acceptable.
    Programme effect
    Record the decision deadline, dependencies, information lead time and effect on acquisition, consent, procurement, construction, sales or settlement milestones.

    Next action

    presale requirement

    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.

  6. 06presale requirementLevel 2 · Finance
    TaskCheckHold pointEvidenceRecordNext action

    Simple explanation

    presale requirement

    Technical context

    Test this point against Cashflow forecast, the current feasibility version and written input from Lawyer. 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 funding route.

    Prerequisites

    • Cashflow forecast is current and its source/date are recorded.
    • The project objective, feasibility version and decision deadline are clear.
    • Lawyer has a focused brief where professional confirmation is required.

    Checks

    • Does Cashflow forecast 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

    • Cashflow forecast
    • Written Lawyer 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

    • Cashflow forecast
    • Lender information checklist
    • Cashflow forecast
    • 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 funding route.
    Programme effect
    Record the decision deadline, dependencies, information lead time and effect on acquisition, consent, procurement, construction, sales or settlement milestones.

    Next action

    security

    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.

  7. 07securityLevel 2 · Finance
    TaskCheckHold pointEvidenceRecordNext action

    Simple explanation

    security

    Technical context

    Test this point against Insurance evidence, the current feasibility version and written input from 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 loan structure.

    Prerequisites

    • Insurance evidence is current and its source/date are recorded.
    • The project objective, feasibility version and decision deadline are clear.
    • Developer has a focused brief where professional confirmation is required.

    Checks

    • Does Insurance evidence 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

    • Insurance evidence
    • Written 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

    • Insurance evidence
    • Lender information checklist
    • Cashflow forecast
    • 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 loan structure.
    Programme effect
    Record the decision deadline, dependencies, information lead time and effect on acquisition, consent, procurement, construction, sales or settlement milestones.

    Next action

    personal guarantees

    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.

  8. 08personal guaranteesLevel 2 · Finance
    TaskCheckHold pointEvidenceRecordNext action

    Simple explanation

    personal guarantees

    Technical context

    Test this point against Loan application, the current feasibility version and written input from Lender. 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 equity required.

    Prerequisites

    • Loan application is current and its source/date are recorded.
    • The project objective, feasibility version and decision deadline are clear.
    • Lender has a focused brief where professional confirmation is required.

    Checks

    • Does Loan application 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

    • Loan application
    • Written Lender 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

    • Loan application
    • Lender information checklist
    • Cashflow forecast
    • 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 equity required.
    Programme effect
    Record the decision deadline, dependencies, information lead time and effect on acquisition, consent, procurement, construction, sales or settlement milestones.

    Next action

    contingency

    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.

  9. 09contingencyLevel 2 · Finance
    TaskCheckHold pointEvidenceRecordNext action

    Simple explanation

    contingency

    Technical context

    Test this point against Term sheet, the current feasibility version and written input from Mortgage broker. 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 presale strategy.

    Prerequisites

    • Term sheet is current and its source/date are recorded.
    • The project objective, feasibility version and decision deadline are clear.
    • Mortgage broker has a focused brief where professional confirmation is required.

    Checks

    • Does Term sheet 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

    • Term sheet
    • Written Mortgage broker 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

    • Term sheet
    • Lender information checklist
    • Cashflow forecast
    • 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 presale strategy.
    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: Presale strategy. 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 going unconditional or settling

Decision: Proceed, renegotiate, extend, or withdraw under professional advice

Minimum evidence

  • • Lawyer confirms title and agreement matters within scope
  • • Planner/design/engineering advice supports a credible pathway
  • • Funding, valuation, insurance and cash requirements are evidenced

Update before deciding

  • • Acquisition and holding costs
  • • Confirmed investigation/design/authority allowances
  • • Settlement-to-revenue cashflow and contingency

Stop / escalate when

  • • A critical report/approval is outstanding at the condition deadline
  • • Feasibility fails the agreed downside threshold
  • • Conflicting advice is unresolved
Record this gate in the Workspace →

What this stage means

  • Finance and funding 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 Inland Revenue property guidance, Relevant professional advice before the developer treats the conclusion as reliable.

Step-by-step guide

  1. 1Define the decision needed at the end of this stage and the date it is needed by.
  2. 2Gather the stage documents: Loan application, Term sheet, Valuation, QS cost plan, and the remaining stage records.
  3. 3Read the documents once for understanding, then again to list unknowns, risks, contradictions, missing evidence, and professional questions.
  4. 4Ask the responsible professionals to confirm the critical points: Lender, Mortgage broker, Valuer, Quantity surveyor.
  5. 5Update the feasibility, programme, risk register, and decision register with source references and dates.
  6. 6Decide whether to proceed, pause, redesign, renegotiate, add conditions, seek more advice, or abandon the option.
  7. 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 finance and funding 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: Loan application, Term sheet, Valuation, QS cost plan, Feasibility, Cashflow forecast, Insurance evidence.
  • Send focused questions to the right people: Lender, Mortgage broker, Valuer, Quantity surveyor, Accountant, Lawyer, Developer.
  • 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.

Inland Revenue property guidance

Use IRD property guidance for tax topics such as income tax, GST, rental income, property sales, and entity records. Confirm project-specific treatment with an accountant or tax adviser.

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.

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 finance and funding 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: Lender, Mortgage broker, Valuer, Quantity surveyor, Accountant, Lawyer, Developer.
  • 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 Finance and funding, 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

  • Funding route
  • Loan structure
  • Equity required
  • Presale strategy
  • Whether funding conditions are acceptable

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

The lender requires a valuation and QS report before approval, so the developer adds those costs and lead times to feasibility and programme.

Use this in my project

Turn finance and funding 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.

Open workspace
Create a task →Record a document →Update feasibility →Record a decision →Record a constraint →Compare quotes →
All development stagesDevelopment problem solverDevelopment formsQuote register