Kingsley Advisory Group — Intake
Answer what you know. We surface what matters.
Under ten minutes. A real read on your project.
20+ years field experience · $1B+ in projects overseen · BC & AB · At this since 2003
Operator Mode (internal)
Token-gated bypass. Skips the Stripe gate; delivers the full report (including KAG INTERNAL) to the address below.
Operator token
File to
Deliver to
Now walk the intake form below as you would normally. The submit button skips Stripe — no checkout redirect.
This shapes how we read the project. You can change these anytime.
Your role
Homeowner
Property owner / Investor
Developer
General contractor / Builder
Strata council / Property manager
Something else
Homeowner isn't the right fit for this project type — pick the closest role.
Strata / property manager isn't the right fit for this project type — pick the closest role.
Where is the project now?
Please choose your role and project stage.
Project address
Address optional — start typing to auto-fill province and region, or set them directly below.
Project location
Used for regional cost benchmarks and multipliers.
Province
Region / city
✓ Auto-filled from your address — adjust if needed.
What kind of project is this?
Residential (New build)
Ground-up — custom, multi, townhouse, rental
Commercial & Mixed Use
Office, retail, warehouse, hospitality, institutional
Light Industrial
Tilt-up, warehousing, light manufacturing — not heavy industrial
Strata & Property Management
Capital project, envelope, mechanical remediation
Renovation & Addition
Existing building — kitchen, addition, suite, heritage
Not Sure
Answer 3 quick questions — we'll categorise it
↓ Select your specific project type below
Project scope tier
Is this an existing building or new construction?
Existing building
New construction
Not sure
Is this primarily residential or commercial?
Residential
Commercial / Mixed
Industrial
Not sure
Roughly how large is the project?
Under $500K
$500K – $2.5M
$2.5M – $10M
Over $10M
Single-family or multi-unit?
Single-family / luxury custom
Multi-unit (3+ units)
Please set a project location (province and region) and select a project type and subtype.
In your words — what's the project?
What you're building or changing, and anything you most want to get right. A few lines is plenty.
Please add some project detail before generating.
Mark the work you know you'll touch — optional
Just tick what you're sure of — I'll read the rest from your description above.
Total project budget
Total authorized spend — land, construction, soft costs, financing, all-in.
No problem. We'll estimate a budget range based on your project type, location, and building area. Enter your building area below and we'll calculate from there.
Cost breakdown — optional, but entering both helps us catch budget mismatches
Hard costs (construction)
Labour, materials, subcontractors, equipment
Soft costs (everything else)
Design, permits, legal, financing, insurance, land
Entering your hard/soft split sharpens the analysis — optional; we’ll proceed on a working allocation if you skip it.
Rough numbers are fine. Pieter will flag where the gaps matter.
Contingency — reserve held outside hard costs
Amount ($)
Percentage (% of hard costs)
Project size
Building area (sq ft)
Site area (sq ft)
Total site. 1 acre = 43,560 sf
Please enter a total project budget to continue.
Where is the pro forma?
Not started
Numbers haven't been run yet
Rough numbers only
Back-of-napkin estimates
Full pro forma built
Modelled with real inputs
Independently reviewed
Third party has stress-tested it
Site control status
Evaluating only
No formal control yet
Letter of intent
Soft lock — not binding
Under contract / option
Binding purchase or option agreement
Site secured / owned
Land is ours
Have you secured the lot?
Own it already
The lot is yours
Under contract
Purchase or option in progress
Still looking
No lot secured yet
What's on the lot now?
Vacant / clear
Ready to build
Existing house — teardown required
Demolition before building
Other structures to remove
Garage, foundation, etc.
Not sure yet
Rezoning / OCP amendment status
Not required
Site already zoned for intended use
Pre-application
In discussions with municipality
Application submitted
Formally in the queue
Approved / in hand
Zoning secured
Development permit status
Not yet applied
Design not far enough
Application submitted
In municipal review
Conditionally approved
Conditions to satisfy before final
In hand
Development permit secured
Environmental & geotechnical
Not assessed
No studies commissioned yet
Studies underway
In progress, results pending
Issues identified
Remediation or redesign required
Clean — no issues
Studies complete, no material concerns
Design completion stage
Schematic design
Concept and massing defined
Design development
Systems and details being resolved
Construction documents
Working drawings in progress
Issued for construction
Documents stamped and released
Pre-construction deliverable progress
How many consultant milestones were planned to date, and how many are actually complete?
Deliverables planned to date
Deliverables completed
Value engineering
Not done
Design proceeding without VE
In progress
Active VE review underway
Complete
VE incorporated into design
Building permit status
Not yet applied
Application being prepared
Applied — in review
Submitted, awaiting municipal review
Conditional / revision requested
Response to municipality underway
Building permit in hand
Authorized to build
Contractor engagement
Not started
No contractors contacted or tendering underway
Tendering / shortlisted
RFPs out, bids being evaluated
Negotiating contract
Preferred contractor identified, terms in progress
Contracts executed
GC and key trades under contract
Contract structure
Lump sum
Fixed price — GC holds the risk
GMP
Guaranteed max — savings shared
Cost plus
Owner pays actuals plus fee
Design-build
Single contract, design and construction
CM at risk
CM manages trades, owner holds contracts
Not yet determined
Installed value is what's physically in place and certified — what you'd pay for if you stopped today. Amount billed is what has left your account. Should-be-done value is what your schedule said would be complete by now. The gap between these three numbers tells the real story of your project's health.
Installed value (EV)
Built and certified to date — from your inspector's last progress report. Estimate if needed.
Amount billed (AC)
Total paid or approved invoices
Should-be-done (PV)
Leave blank if you don't track planned value — we'll estimate it from your schedule
Pending change orders
Submitted, not yet approved
Trade holdbacks withheld
Contractual % held from each draw
Change order trend
Under control
COs within expected range
Creeping up
More than anticipated — watching closely
Significant issue
CO volume is threatening budget
Inspection status
On track
Keeping pace with construction
Minor lag
Behind but manageable
Significant lag
Real constraint on progress
Not being tracked
Status unclear
Trade health
Strong — engaged
Good energy, communication working
Neutral
Professional but not invested
Frustrated
Payment disputes, slow response
Adversarial
Disputes, legal threats, or walkoffs
Installed value is the work that was built and certified — the final scope you paid for. Amount billed is what your contractor invoiced for that work. Holdbacks, pending change orders, and open claims are the commercial loose ends that determine your real final cost. Closing them out cleanly is what closeout is actually about.
Closeout EVA snapshot
Installed value (EV)
Built and certified to date — from your inspector's last progress report. Estimate if needed.
Amount billed (AC)
Total paid or approved invoices
Trade holdbacks withheld
Pending change orders
Pending claims or disputes ($)
Formal or informal — known exposure
Deficiency process
Fully defined
Protocol, timelines, responsibilities all set
Partially prepared
Some structure but gaps remain
No formal process
Will be managed as we go
Not thinking about it yet
Focus is still on getting complete
Occupancy permit status
Not applied
Too early or inspections incomplete
Applied
Under review
In hand
Occupancy authorized
Key dates — optional
Target handover / occupancy
Trade deficiency deadline
Date by which all trades must complete deficiencies
Trade health
Strong — engaged
Good energy, responsive to deficiency lists
Neutral
Getting it done but no extra effort
Frustrated
Slow to respond, payment tensions
Adversarial
Disputes, legal threats, non-performance
Home age and condition
Older homes carry asbestos / knob-and-tube / plumbing remediation risk.
Pre-1940
Heritage-era — likely lead, asbestos, knob-and-tube
1940–1970
Post-war — asbestos and knob-and-tube common
1970–2000
Mid-modern — possible asbestos in finishes
Post-2000
Modern construction — fewer hidden surprises
Don't know / not applicable
Or building age isn't a meaningful risk factor
Current condition
Excellent
Recently maintained, no known issues
Good
Functional, minor deferred maintenance
Fair
Some systems aging, work overdue
Poor
Multiple systems failing or near end of life
How firm is the plan?
Still an idea
Rough concept — "redo the kitchen"
Sketched out
Rough drawings — finishes TBD
Drawings done
Working drawings + finish selections
Where are you with builders?
Haven't looked yet
No contractor identified
Getting quotes
Estimates coming in
Picked someone
Selected — under contract or near
How is this job contracted?
Lump sum
Fixed price — GC holds the risk
GMP
Guaranteed max — savings shared
Cost plus
Owner pays actuals plus fee
Design-build
Single contract, design and construction
CM at risk
CM manages trades, owner holds contracts
Not yet determined
Lease status
Letter of intent
Soft commitment — terms negotiated
Signed lease
Lease executed, fixturing period started
Build-to-suit
Custom build, lease tied to occupancy
Landlord work letter clarity
The work letter spells out what the landlord delivers (base building, vanilla shell, MEP at perimeter) before tenant work begins. Ambiguity here is the #1 source of TI cost overruns.
Vague or absent
Boundary of work not clearly defined
Partial
High-level only — details TBD
Complete
Spec sheet attached to lease
TI budget split with landlord
Landlord-funded
Allowance covers full TI scope
Split
Allowance plus tenant contribution
Tenant-funded
Tenant covers everything
Not yet defined
Negotiation pending
Depreciation report status
BC strata 5+ units must obtain a depreciation report on a 5-year cycle (effective July 1, 2024).
None
No report on file or out of compliance
In progress
Engineer engaged, awaiting deliverable
Complete
Current report on file
Expired
More than 5 years old
Contingency reserve fund position
Insufficient
Material gap to scope cost
Partial
Covers some — special levy needed
Sufficient
Covers full scope
Exceeds
Reserve covers scope + buffer
Special levy approval status
Not yet proposed
Cost estimate still firming
Drafted
Resolution prepared, not voted
Voted, pending
3/4 vote required — outcome pending
Approved
Funded, work can proceed
Project scope status
Concept only
Defining what we want — no drawings yet
Design in progress
Architect engaged; drawings in flight
Drawings complete
Pricing-ready set; permits not yet submitted
Drawings + permits
Drawings done, permits in hand
Your role in the building
Owner-occupied
We own the building, doing work for ourselves
Tenant — beyond standard TI
We lease the space; scope larger than a normal fit-out
Landlord re-leasing
Renovating to attract a new tenant
Permit & code-upgrade risk
BC building code can trigger envelope, MEP, or accessibility upgrades once renovation scope crosses defined thresholds — the cost delta is often material.
Cosmetic only
No permits required — finishes, fixtures
Building permit only
Scope under code-trigger thresholds
Permit + code upgrades likely
Envelope / MEP / accessibility upgrades expected
Change of use
Use change triggers permits and zoning review
Unknown
Haven't checked yet
Please answer the questions above before continuing.
Anything already on paper?
Tick anything you've already had done — drawings, studies, reports. We tailor the read to what you've already paid to learn.
Other reports — short description, optional
Who's on the project so far?
Full team's on it
Drawings or work in flight
Some of the team
Others still to line up
Shortlisted, no one hired
Have names; nothing signed
Still interviewing
No commitments yet
Just me so far
Team-building's still ahead
Notes on team status — optional
Please pick a team status before continuing.
How's the timeline sitting?
Hard date I can't move
School year, lease, financing
Target I'd like to hit
Strong preference, some give
No real clock on it
Quality over speed
Target completion date — optional
Approximate is fine.
Please pick a schedule constraint before continuing.
Anything else you want to share? — optional
Extra context, a constraint, or a specific question. Leave it blank if there's nothing to add.
Contract structure
Lump sum
Fixed price — GC holds the risk
GMP
Guaranteed max — savings shared
Cost plus
Owner pays actuals plus fee
Design-build
Single contract
CM at risk
CM manages trades
Not determined
Pieter reads every submission before it goes out.
Last step
Where should Pieter send your read?
Your written analysis arrives here once it's ready.
Your name or company name
Email
Please enter a valid name and email.