Property transactions create urgency. We help identify what the issue appears to be, what evidence exists and what pathway may reduce uncertainty before settlement decisions become harder.
Bottom line
A CoA may be one pathway, but sale issues can also involve CCC records, planning constraints, legal advice, lending or insurance. We focus on the building documentation and council pathway.
Best fit
Use this pathway when the situation matches the points on the right. If the work is proposed rather than completed, start with Building Consent Services instead.
Sellers who discovered unconsented work before listing or during buyer due diligence.
Buyers who found property file or LIM concerns before going unconditional.
Agents, owners and lawyers needing a clearer technical summary of the likely building pathway.
What may be included
Pre-sale unconsented work review.
Property file and scope comparison.
CoA readiness and evidence gap advice.
Plain-English summary for owner, agent or lawyer discussions.
Pre-purchase questions to raise before going unconditional.
Referral boundary: legal, lending and insurance advice remains with the relevant professionals.
Council assessment
| Issue | What to clarify | Why it matters |
|---|---|---|
| Sale timing | Deadlines, conditions and settlement pressure. | The fastest answer is not always the most accurate pathway. |
| Property file | What council records show versus what exists on site. | Differences between records and reality often trigger sale concerns. |
| Evidence gaps | Missing drawings, reports, photos, inspections or producer statements. | Evidence gaps affect whether a CoA is realistic. |
| Professional boundaries | Building pathway advice versus legal, lending and insurance advice. | Each decision-maker needs the right professional input. |
Process
We review photos, property file information, LIM notes, owner details, invoices, drawings or council correspondence.
We separate what appears to be covered by the CoA question from work that may belong on another pathway.
We identify likely as-built drawings, specialist reports, photos, opening-up or product evidence that may be needed.
We help organise the documentation pathway before you spend money on the wrong report or application.
Related resources
The guide explains the rules in plain English, while the free tool helps you check whether the issue appears suitable for a CoA pathway before spending on reports.
Related pathways
FAQs
No. Council can only assess what can reasonably be verified after the work is complete. Hidden work may need opening up, specialist reports, remedial work or may be excluded.
No. A building consent is for proposed work before construction. A Certificate of Acceptance is a limited pathway for certain completed work that was carried out without the required consent.
Send photos, your address, a short description of the work, any council letters, LIM notes, property file information, invoices, drawings or reports you already have.
No. We can help explain the building and council documentation issues. Purchase decisions, legal risk, lending and insurance advice should come from the relevant professionals.
Official references
These references help explain why evidence, scope and verification limits matter.
Send the property file notes, LIM issue, photos and deadline. We can help identify the likely building documentation pathway.
