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This 3 level apartment project in Three Kings, Auckland, was the first Housing New Zealand development post a massive lull in new projects during and post the global financial crisis. The development management team was two of us when I joined but it quickly grew.

I was in charge of securing the builder- it went through an RFP design build process. Well actually there was a committee to decide who the successful RFP would be but no one else could make a decision so I said – “ok anyone not ok if I choose then?”

Silence.

So I chose.

I got the successful builder into the office. He had a DB sum of $ 7m something. I said “start with a 6 and its yours”. “No problem” and off we were.

At that time, once the deal was signed I would handover to a delivery department…..hmmm….I hope they kept the cost starting with a 6!

The project is practical social housing.

It’s ironic it was raining at the time of my most recent visit. Because the last time I went there, I had a new CEO and some board members and maybe a politician as well to show off first project of the modern generation. The unit we chose to open the door to, the CEO went in first, then scurried back and quietly said to me “Andrew the floor is flooded”
“Sh$t!”

Anyway we quickly found another unit, a dry one, one that the HWC hadn’t burst. Me,the CEO and the builders little secret. Lesson learned- check before you let a VIP go first.

The builder was very good though. Some innovations included a hidden double wall where the retaining met the lower floor habitable spaces. So no relying on a single layer of tanking to waterproof the block wall – those can fail all the time- ok for garages but that is about it.

Another innovation is rather than use weatherboard cladding on all surfaces the builder actually ran a weatherboard pattern in pre cast concrete for some of the more difficult walls- all in the name of lower maintenance . You can’t tell the difference.

All said and done the project later went on to win a Property Council award. That builder went on to develop a huge number of affordable homes for sale and rent- taking concrete innovation to a whole new level.

Xpect Remediate. For body corporates and asset owners requiring property remediation. Xpect is proud to partner with PJM Projects to solve body corporates and residential asset owners most difficult remediation problems.

My approach is that undertaking a capital works project on behalf of a group of owners, their kids, their tenants and their pets requires a lot more than just a technical approach.

Maximising value is actually the right outcome. Minimising stress whilst restraining cost is the best delivery mechanism.

And to do that you need independence on site – to question consultant and contractor advice – to gain consensus- to listen to the owners, to collaborate towards each decision and to ensure no dollar is spent without each item creating owners value.

Enough said. Paul Miller and the team have the track record, the past and present remediation projects and the empathic skills required to deliver in this important and delicate environment.

http://aenspire.com/xpect/xpectremediate.pdf

This was one of about a dozen 2/3/4 level terrace home developments throughout Ponsonby, Grey Lynn and Parnell where I was tasked with reclaiming the retentions from buyers.

Yes back in the day -and I can’t recall if other developers were doing it, or if it was our marketing strategy- the sale and purchase contract included a buyers retention. Say the sale price was $750,000 well the buyer might be entitled to withhold say 2% (I can’t remember the exact %) until any defects were agreed completed.

I don’t think this clause/concept has been around, certainly for off the plan (pay on settlement) purchases ,for 20 years.

I wonder if anyone will read this post and then try to utilise this idea as a buyer incentive to help move their housing stock? If so feel free to donate some sales proceeds! – I have a tonne more tested ideas!

In this particular development they all HAD fantastic views…….look in the comments to see what happened…basically a forerunner to the NPS-UD….

On the former Auckland Carter Holt Harvey plywood factory site, grew the mega mixed use project that was named Eden. Residential, commercial, retail, the whole shebang.

This particular building was the only full structure retained. A renovation job, where as much of the original New York Loft Style timber and brick structure was retained as possible . I was the assistant development manager/project manager looking after landlords works for tenants and making sure they got what we had promised in their various agreements to lease. A cafe/coffee roaster, a small warehouse and retail shop front and office tenants.

Some lessons.

1. Be crystal clear with photographic examples what ‘renovated character condition’ (or something similar wording- its been a while) actually means. Lots of debates over what should have been enclosed or exposed!

2. Split system air-conditioning system is different to a VAV system. Just fyi for young players interpreting outline specs with a tenant – after installation.

3. Red: The colour of my face when I embarrassingly got told by the main contractor that the power transformer was not in his contract and my problem.

4. White: The colour of my face when the power company informed me that lead times for generators are indeed not a week or two like I pleaded, but six months after the lease is scheduled to start with late occupancy LD’s….

……Let’s just say the tenants moved in on time and I used the longest fattest extension cord you can imagine.

This was another commercial building at Eden and the top floor home to our new offices that I acted as assistant dev mgr pm. The bottom warehouse structure was existing and everything above a new build. Much easier than a historic reno!

I recall this one went pretty well but there are two stories.

One: Metal grate decks seem like a good idea on paper. But are annoying to woman in two ways – please guess in the comments:

Two: Ok, I will have to set the scene, Across the busy Normanby road was someone’s small single level office with a window facing our building under construction. Beneath that window was a mans desk. Behind the desk was a wall with a glass covered painting on it.

From level 2 of our building under construction you could see when he was sitting there the mans head in the middle of the window. Clear line of sight.

Ok, so one morning..a carpenter was using a nail gun …with a purple charge… to attach timber frame to a steel post.

That afternoon I had to reglaze a painting, replace a window and dispose of a single nail. Thankfully, the chap was on a break. No pun intended.