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The title lists every registered interest by instrument number. The operational question is whether trucks can use the right of way, where the services run, and whether the car parks are in the sale.

You take over the landlord's side of every lease and every owner's duty on the building. The number that matters is the rent less what the leases leave with you.

The council file only holds the work the council knows about. Unconsented mezzanines, fit-outs and changes of use are found by comparing the building to the consented drawings, and their cost belongs in the price.

A HAIL listing does not prove the land is contaminated, but it brings the soil rules into play for earthworks, subdivision and a change of use. Check the record before you go unconditional.

The zone on the planning map is the starting point, not the rule. Overlays, designations, precincts and consent conditions can limit what you can do even where the base zone allows your use.

The BWOF obligation sits with the owner, so it is yours from settlement. Ask for the compliance schedule, the current BWOF and the last year of IQP reports before you go unconditional.

The LIM tells you what the council has noted. The property file tells you whether the building matches what was consented. Neither shows unconsented work.

Not on the register means no notice has been issued. It does not mean the building was assessed. And the rules are changing, conditionally, as of September 2026.

An owner-occupier reads the records for whether the business can lawfully and physically move in, not for yield. Here is what to check before going unconditional.

There is no fixed length in law. 10 to 15 working days is common, and the lead time on a LIM or a seismic report decides whether that is enough.

A building inspection is one of at least five reports a commercial buyer might need. Here is roughly what each costs and who actually does it.

An IM is marketing, not disclosure. Floor area, car parks, titles and permitted use are the figures most likely to disagree with the record.

The conditional period is usually 10 to 15 working days. Here is what to check in that time, what it costs, and who does each check.

Measure each room from its clear size, split by timber, tile and carpet, and state waste separately. A sample plan shows a 2.10 m² over-measure.

A sample plan counted one symbol at a time: 28 downlights, 18 double GPOs, 12 switches, 71 points plus the DB, and 4 downlights a quote missed.

A quote is only as good as its quantities. In a sample drainage check, 9 of 12 lines didn't match the drawings and one wasn't priced at all.

Supplier A looked $13,860 cheaper. Once its 6 unpriced items got an allowance, it was $1,785 dearer. The like-for-like method, step by step.

A roof plan shows the roof flat. The sheets cover the slope. A worked 25° sample shows the pitch factor and what pricing on plan area costs.

A sample drainage plan, measured: 109.5 m of stormwater pipe, 3 manholes, 4 sumps, 6 downpipes, and 1 pipe drawn to run uphill.

QS services in Auckland at a published price: takeoffs checked from $490+GST per trade, tender packs from $1,250+GST, back in 48 hours. Builders and subcontractors.