Planning
Pre-construction
Turn the idea, site, budget, drawings, council pathway, and construction strategy into a buildable residential project plan.
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.
01Review the site, existing dwelling, zoning, access, services, hazards, neighbours, and likely consent pathwayLevel 1 · Planning
TaskCheckHold pointEvidenceRecordNext actionSimple explanation
Review the site, existing dwelling, zoning, access, services, hazards, neighbours, and likely consent pathway.
Technical context
Coordinate this work against Concept plans, Preliminary specification, the current consent status, and the actual site condition. Confirm interfaces before releasing dependent work.
Why it matters: The main recorded risk is: Budget not matching scope. A missed check can create rework, delay, hidden defects, an inspection failure, or a departure from approved project documents.
Prerequisites
- Concept plans is current, approved for the intended use, and available to the people doing the work.
- Preliminary specification and relevant product information have been checked.
- Access, responsibility, safety controls, preceding work and the pre-application checks where needed sequence are confirmed.
Checks
- Check the completed work against Concept plans and Preliminary specification.
- Check specifically for: Budget not matching scope.
- Avoid this known mistake: Starting pricing from incomplete drawings.
Evidence to save
- Wide, location-identifying and close-up photographs of the completed pre-construction work before it is concealed.
- Marked-up Concept plans or a precise drawing/detail reference.
- Pre-application checks where needed result, consultant record, trade QA record or written not-applicable reason.
Hold point
Do not cover, backfill, load, connect, certify or release the next activity until Pre-application checks where needed and the required project evidence are complete or the authorised reviewer confirms what may proceed.
Stop or escalate when
- Budget not matching scope
- Starting pricing from incomplete drawings
- The current drawing, approval, competent reviewer or required evidence cannot be confirmed.
Documents and records
- Concept plans
- Preliminary specification
- Current RFI/site-instruction/change record
- Inspection and evidence register
- Cost effect
- Rectification, reinspection, delay, damaged follow-on work, access loss and changed scope can increase the cost of pre-construction. Record the cause and obtain written pricing before approving a commercial change.
- Programme effect
- This activity controls the release of dependent work. Update the lookahead programme and notify affected trades if the hold point, information, inspection or evidence is not ready.
Next action
Coordinate early input from client, architect, engineer, planner, surveyor, quantity surveyor, builder, and key trades.
Applicability: Apply when this work package is included in the current project scope. Confirm project-specific consent, contract, design, site and authority requirements.
Use the current consented/issued project documents and competent site review. BuildPath does not approve work.
02Coordinate early input from client, architect, engineer, planner, surveyor, quantity surveyor, builder, and key tradesLevel 1 · Planning
TaskCheckHold pointEvidenceRecordNext actionSimple explanation
Coordinate early input from client, architect, engineer, planner, surveyor, quantity surveyor, builder, and key trades.
Technical context
Coordinate this work against Site plan, Client brief, the current consent status, and the actual site condition. Confirm interfaces before releasing dependent work.
Why it matters: The main recorded risk is: Resource consent trigger missed. A missed check can create rework, delay, hidden defects, an inspection failure, or a departure from approved project documents.
Prerequisites
- Site plan is current, approved for the intended use, and available to the people doing the work.
- Client brief and relevant product information have been checked.
- Access, responsibility, safety controls, preceding work and the site feasibility walk sequence are confirmed.
Checks
- Check the completed work against Site plan and Client brief.
- Check specifically for: Resource consent trigger missed.
- Avoid this known mistake: Ignoring service constraints.
Evidence to save
- Wide, location-identifying and close-up photographs of the completed pre-construction work before it is concealed.
- Marked-up Site plan or a precise drawing/detail reference.
- Site feasibility walk result, consultant record, trade QA record or written not-applicable reason.
Hold point
Do not cover, backfill, load, connect, certify or release the next activity until Site feasibility walk and the required project evidence are complete or the authorised reviewer confirms what may proceed.
Stop or escalate when
- Resource consent trigger missed
- Ignoring service constraints
- The current drawing, approval, competent reviewer or required evidence cannot be confirmed.
Documents and records
- Site plan
- Client brief
- Current RFI/site-instruction/change record
- Inspection and evidence register
- Cost effect
- Rectification, reinspection, delay, damaged follow-on work, access loss and changed scope can increase the cost of pre-construction. Record the cause and obtain written pricing before approving a commercial change.
- Programme effect
- This activity controls the release of dependent work. Update the lookahead programme and notify affected trades if the hold point, information, inspection or evidence is not ready.
Next action
Set up the project file, budget, risk register, procurement plan, preliminary programme, and decision log.
Applicability: Apply when this work package is included in the current project scope. Confirm project-specific consent, contract, design, site and authority requirements.
Use the current consented/issued project documents and competent site review. BuildPath does not approve work.
03Set up the project file, budget, risk register, procurement plan, preliminary programme, and decision logLevel 1 · Planning
TaskCheckHold pointEvidenceRecordNext actionSimple explanation
Set up the project file, budget, risk register, procurement plan, preliminary programme, and decision log.
Technical context
Coordinate this work against Scheme design, Council planning notes, the current consent status, and the actual site condition. Confirm interfaces before releasing dependent work.
Why it matters: The main recorded risk is: Ground conditions unknown. A missed check can create rework, delay, hidden defects, an inspection failure, or a departure from approved project documents.
Prerequisites
- Scheme design is current, approved for the intended use, and available to the people doing the work.
- Council planning notes and relevant product information have been checked.
- Access, responsibility, safety controls, preceding work and the existing condition survey sequence are confirmed.
Checks
- Check the completed work against Scheme design and Council planning notes.
- Check specifically for: Ground conditions unknown.
- Avoid this known mistake: Not checking Auckland Unitary Plan overlays.
Evidence to save
- Wide, location-identifying and close-up photographs of the completed pre-construction work before it is concealed.
- Marked-up Scheme design or a precise drawing/detail reference.
- Existing condition survey result, consultant record, trade QA record or written not-applicable reason.
Hold point
Do not cover, backfill, load, connect, certify or release the next activity until Existing condition survey and the required project evidence are complete or the authorised reviewer confirms what may proceed.
Stop or escalate when
- Ground conditions unknown
- Not checking Auckland Unitary Plan overlays
- The current drawing, approval, competent reviewer or required evidence cannot be confirmed.
Documents and records
- Scheme design
- Council planning notes
- Current RFI/site-instruction/change record
- Inspection and evidence register
- Cost effect
- Rectification, reinspection, delay, damaged follow-on work, access loss and changed scope can increase the cost of pre-construction. Record the cause and obtain written pricing before approving a commercial change.
- Programme effect
- This activity controls the release of dependent work. Update the lookahead programme and notify affected trades if the hold point, information, inspection or evidence is not ready.
Next action
Close the pre-construction stage, link its evidence, resolve outstanding defects and release only the next applicable stage.
Applicability: Apply when this work package is included in the current project scope. Confirm project-specific consent, contract, design, site and authority requirements.
Use the current consented/issued project documents and competent site review. BuildPath does not approve work.
Trade-to-trade control
Interfaces and release gates
Use the actual consented design, specification and authorised reviewers. These controls help expose gaps; they do not approve work.
Release this stage to the next team
Prerequisites
- • Current consented/contract documents and scope are available
- • Preceding work, access, safety and materials are ready
- • Named people own open RFIs, defects, inspections and evidence
Interface checks
- • Work matches the current documents and actual site condition
- • Interfaces with the preceding and following trades have been walked
- • Cost, programme, change and evidence consequences are recorded
Evidence before release
- • Location and detail photographs
- • Dated checklist/inspection/RFI references
- • Daily report and linked action/defect records
Next team: The next applicable project team
Open the related Workspace control →What happens in this stage
- Review the site, existing dwelling, zoning, access, services, hazards, neighbours, and likely consent pathway.
- Coordinate early input from client, architect, engineer, planner, surveyor, quantity surveyor, builder, and key trades.
- Set up the project file, budget, risk register, procurement plan, preliminary programme, and decision log.
Before work starts
- Confirm the latest issued-for-construction and consented documents for pre-construction are on site, including Concept plans.
- Check Preliminary specification, approved product data, RFIs, minor variations, and amendment status before work starts.
- Confirm the subcontractor understands the scope, hold points, access, protection requirements, H&S controls, and quality evidence required.
- Check the programme sequence so this stage does not start before earlier work, inspections, testing, or concealed-work photos are complete.
- Confirm materials delivered to site match the specification, are dry/undamaged, and are stored according to manufacturer instructions.
During the work
- Walk the work face early, mid-shift, and before close-up. Compare actual work with the consented drawings, specification, and manufacturer details.
- Check set-out, levels, falls, clearances, penetrations, fixings, bracing, waterproofing, or protection points that will be difficult to see later.
- Ask trades to show their own quality checks rather than only saying the work is complete.
- Keep weather, site condition, delivery, delay, inspection, RFI, variation, and safety notes in the daily report.
- Photograph any work before it is covered, backfilled, lined, clad, tiled, painted, or otherwise hidden.
After the work
- Complete a close-out walk with the subcontractor and mark defects immediately while access is still available.
- Confirm required inspection bookings, council results, producer statements, LBP Records of Work, warranties, test certificates, or installer declarations are obtained.
- Update as-built notes where service routes, drainage, fixings, penetrations, or dimensions differ from the design.
- Confirm the area is protected from weather, other trades, impact damage, contamination, or premature loading.
- Update the lookahead programme and tell affected trades what is ready, what is blocked, and what must not be covered.
Common problems and step-by-step solutions
Budget too low for scope
- 1Stop the affected pre-construction activity if continuing could hide defective work, create unsafe work, or move away from the consented design.
- 2Photograph the condition from wide, medium, and close-up angles. Include a tape, level, datum mark, gridline, or drawing reference where useful.
- 3Check the latest consented architectural, structural, civil, services, and specification documents before giving an instruction.
- 4Ask the subcontractor to explain the cause, proposed fix, timing impact, and whether the fix changes consented work.
- 5Escalate to the builder/project manager, designer, engineer, council inspector, or client when the fix affects structure, weathertightness, drainage, H1, fire/safety, cost, programme, or consent.
- 6Record the decision, responsible person, drawing/RFI/variation reference, photos, and follow-up inspection in the daily report.
Missing property file information
- 1Stop the affected pre-construction activity if continuing could hide defective work, create unsafe work, or move away from the consented design.
- 2Photograph the condition from wide, medium, and close-up angles. Include a tape, level, datum mark, gridline, or drawing reference where useful.
- 3Check the latest consented architectural, structural, civil, services, and specification documents before giving an instruction.
- 4Ask the subcontractor to explain the cause, proposed fix, timing impact, and whether the fix changes consented work.
- 5Escalate to the builder/project manager, designer, engineer, council inspector, or client when the fix affects structure, weathertightness, drainage, H1, fire/safety, cost, programme, or consent.
- 6Record the decision, responsible person, drawing/RFI/variation reference, photos, and follow-up inspection in the daily report.
Neighbour or boundary constraint found late
- 1Stop the affected pre-construction activity if continuing could hide defective work, create unsafe work, or move away from the consented design.
- 2Photograph the condition from wide, medium, and close-up angles. Include a tape, level, datum mark, gridline, or drawing reference where useful.
- 3Check the latest consented architectural, structural, civil, services, and specification documents before giving an instruction.
- 4Ask the subcontractor to explain the cause, proposed fix, timing impact, and whether the fix changes consented work.
- 5Escalate to the builder/project manager, designer, engineer, council inspector, or client when the fix affects structure, weathertightness, drainage, H1, fire/safety, cost, programme, or consent.
- 6Record the decision, responsible person, drawing/RFI/variation reference, photos, and follow-up inspection in the daily report.
Verification
Source / where to check
Use current official information and the controlled documents for the actual project.
Auckland Council explains local building consent processes, CCC, related certificates, producer statements, LBP notification, and whether resource consent may also be needed.
Use MBIE Building Performance to find the current Building Code clauses, Acceptable Solutions, Verification Methods, updates, and technical guidance.
Use BRANZ Build, Level, and technical guidance for practical construction explanations. Verify final requirements against consented documents and standards.
The issued consent drawings, stamped specifications, engineering drawings, RFIs, minor variations, and amendments control the specific project.
Use the exact current installation manual, warranty requirements, BRANZ/Appraisal information where applicable, and product data sheet for the product on site.
Insufficient data to verify — confirm against the current consented drawings, specifications, Auckland Council requirements, Auckland Unitary Plan, NZ Building Code, relevant NZ Standard, consultant advice, manufacturer instructions, insurance broker, insurer, lender, lawyer, accountant or project contract.
Project-specific consented documents and professional advice override generic guidance.
Common inspections required
- Pre-application checks where needed
- Site feasibility walk
- Existing condition survey
Common risks
- Budget not matching scope
- Resource consent trigger missed
- Ground conditions unknown
- Existing asbestos or contamination
Common mistakes
- Starting pricing from incomplete drawings
- Ignoring service constraints
- Not checking Auckland Unitary Plan overlays
Required documentation
- Latest consented drawings and specifications
- Relevant RFIs, site instructions, amendments, minor variations, and variation approvals
- Subcontractor scope, QA checklist, delivery dockets, product data, and installation records
- Inspection booking/result records and photos before cover-up
- Daily site report notes covering labour, weather, progress, delays, risks, and decisions
Photos or diagrams needed
- Wide photo showing where pre-construction is happening on the site
- Close-up photos of critical details, fixings, laps, seals, penetrations, clearances, levels, or falls
- Photo of product labels, batch numbers, delivery dockets, and installer marks where relevant
- Marked-up drawing or simple diagram showing any changed location, clash, defect, or agreed remedial detail
Construction manager checklist
- 1Scope, drawings, specification, product data, and latest revision confirmed
- 2Trade briefed on hold points, tolerances to verify, evidence required, and inspection sequence
- 3Access, storage, protection, temporary works, and safety controls in place
- 4Work checked against drawings during installation, not only at completion
- 5Photos and records captured before work is concealed
- 6Defects, RFIs, delays, and variations recorded with owner and due date
- 7Inspection/producer statement/warranty/Record of Work requirements tracked for CCC
Questions to ask the subcontractor
- Which drawing, detail, or manufacturer instruction are you working from?
- What needs to be checked before this is covered or handed to the next trade?
- What could stop you today: weather, access, materials, information, inspections, or other trades?
- Does anything on site differ from the drawings or specification?
- What evidence will you provide for the quality file and CCC file?
Red flags to stop work
- Work differs from consented drawings or specification and no approved variation/RFI exists
- A structural, weathertightness, waterproofing, drainage, fire/safety, or H1 detail is unclear
- The trade wants to cover work before inspection, testing, or photos are complete
- Specified materials are missing, substituted, damaged, wet, expired, or installed outside manufacturer instructions
- A safety control is missing for excavation, heights, plant movement, electrical work, asbestos, silica, or public protection
What to record in the daily report
- Exact location and quantity of work completed
- Trade headcount, company names, plant used, deliveries, and material batch/product details
- Weather, site conditions, delays, instructions received, RFIs raised, and inspections booked/passed/failed
- Photos taken before cover-up and any defects or non-conformances found
- Next-day lookahead, blockers, and who is responsible for each action
Use this in my project
Turn pre-construction 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.