Your building is a long-term investment. Treat it like one.
We help body corporates, facility managers, and unit owners protect property value through evidence-based Long-Term Maintenance Planning — aligned to ISO 55001 and the Unit Titles Act 2010.
The Unit Titles Act asks whether you have an LTMP. The harder question is whether you can stand behind it. Run your committee through these six.
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Do you know exactly what your assets are — every system, structure and component?
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Do you have visibility of their true condition, performance and remaining useful life?
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Do you know your real costs, and can you plan ahead with confidence?
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Can you set clear, defensible priorities for your expenditure?
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Do you understand why the UTA sets 3, 10 and 30-year horizons — and what each is for?
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Have you been able to stick to your plan? If yes, for how long?
An LTMP you can defend is worth more than a plan that merely exists.
The compliance gap
Statutory compliance is the floor, not the ceiling
The Unit Titles Act sets out what your body corporate must do. It is largely silent on how — leaving most LTMPs technically compliant but practically useless as governance tools.
Owners' objectives must be explicit before any levy is set
→ Without strategic intent, the LTMP has no anchor.
Cost estimates without a verified asset register are guesswork
→ The UTA sets the obligation, not the method.
A 30-year horizon requires lifecycle discipline
→ The UTA mandates the timeframe but not the engineering method.
Sufficient fund contributions require NPV modelling
→ The UTA is silent on "how".
"Regularly maintained" is undefined in the Act
→ Without a review framework, plans become stale and lose all governance value.
A desktop compliance exercise and an ISO 55001-aligned LTMP produce fundamentally different outcomes for levy certainty, reserve fund adequacy, and property liquidity — which is why the distinction matters well beyond the Act itself.
Our core service is the Long-Term Maintenance Plan — developed to ISO 55001 standard. Not just a compliance document: a living financial and technical roadmap for your building's future.
Core service
Long-Term Maintenance Plan (LTMP)
Statutory compliance under Section 116 of the UTA — delivered at ISO 55001 standard, with everything the Act requires and the engineering rigour to make it genuinely useful.
Asset Register — hierarchy to the lowest maintainable asset, with unique IDs, condition scores, and remaining useful life (RUL) estimates
Levels of Service (LoS) Planning Tool — from minimum compliance to premium value preservation, anchored to owners' objectives
Maintenance Schedule — labour, materials, compliance works and preferred vendor integration across all building systems
30-year capital and maintenance expenditure outlook (Section 157C) with NPV and ODRC modelling
10-year detailed financial forecast with high-confidence Capex and Opex programmes
3-year actionable programme with firm pricing and procurement recommendations
Long-Term Maintenance Fund (LTMF) strategy with confidence grades for defensible levy-setting (Sections 117–119)
Risk and criticality assessment for high-impact assets approaching end of useful life
KPI framework for contractor accountability and a structured review cycle
Strategic Recommendations — quick wins and five-year maturity roadmap
Engagement stages
Stage 1 — Asset information base
Stage 2 — Asset maintenance & resilience
Stage 3 — LTMP consolidation
Stage 4 — Continual improvement
Competitive pricing that supports added value
Work the market doesn't offer, priced far below standard consultancy rates. A single establishment cost — subsequent LTMP updates are considerably lower once the asset management system is in place. Indicative pricing is based on a 100–120 principal-unit mixed-use complex. Contact us for a scoped proposal for your complex.ACENZ Short Form Agreement 2019 T&Cs apply.
Advisory service
LTMP Review & Continuous Improvement Advisory
For committees that need to improve their existing LTMP without a full redevelopment. Targeted interventions with immediate impact.
Gap analysis of your existing LTMP against UTA requirements and ISO 55001 principles
Maintenance debt assessment — the cost of deferred maintenance and prioritisation recommendations
Vendor directory validation — updated quotes, lead times, and technical assessments
Capital allocation review — optimising current maintenance and renewal proposals
KPI framework design for maintenance contractors
Quick-win recommendations for governance uplift and financial transparency
Pre-purchase & developer
Due Diligence & New Complex Setup
For buyers and developers who need an independent view of a building's asset health, or want to establish the right foundations from day one.
Independent LTMP adequacy assessment for buyer due diligence
Asset condition review and Red Flag reporting for acquisition decisions
LTMP setup for new complexes — asset register, maintenance schedule, and funding strategy
Statutory disclosure documentation under the Unit Titles Act
ISO 55001-aligned asset management framework for complex operators
Our process
How we build your LTMP
A four-stage ISO 55001-aligned methodology. Three collaborative workshops. One finalised plan your committee has co-owned from the start.
On this page
The ISO 55001 framework
The UTA says what. ISO 55001 specifies how.
ISO 55001 sets out criteria for an asset management system to proactively realise the value of an organisation's assets — managing risks and improving performance through informed decision-making across the asset lifecycle. We apply this to every LTMP we deliver. Unit Titles Act 2010 · ISO 55001 family of standards
ISO 55001 Asset Management System — strategic framework for LTMP compliance under the Unit Titles Act
Governance intent before cost estimates ISO 55001 forces owners' objectives and risk appetite into the plan before any number is written. Strategy, not compliance, becomes the driver.
Condition-graded asset register Remaining Useful Life (RUL) data transforms the cost estimate obligation into a defensible, auditable forecast — not a desktop guess.
30-year forecasts that are credible, not aspirational ISO 55001's lifecycle approach provides the engineering discipline that makes a 30-year outlook technically defensible.
Confidence grades for levy-setting Confidence ratings give committees a defensible basis for levy decisions and protect against unplanned special levies.
Defined review cycle — what "regularly maintained" means ISO 55001 specifies KPIs, contractor accountability, and a structured improvement roadmap — so your plan never becomes a shelf document.
The four stages
A phased approach for each building
Each stage concludes with a collaborative workshop — your committee validates every finding before we proceed.
Stage 1 · Weeks 1–2
Establish asset information base
Asset discovery, hierarchy design, condition and performance scoring, criticality and risk evaluation, unique asset ID system.
Deliverable
Verified Asset Register
Stage 2 · Weeks 3–4
Understand maintenance needs
Levels of service definition, future demand, lifecycle strategy, risk and criticality alignment, vendor integration, maintenance schedule.
Deliverable
LoS Planning Tool & Maintenance Schedule
Stage 3 · Weeks 5–7
Consolidate the LTMP
Market context, asset performance overview, 3/10/30-year financial forecasts with NPV and ODRC, LTMF funding strategy, plan consolidation.
You endorse the data and the priorities at every stage. Ours to build, yours to own.
Workshop 1 · End of Stage 1
Strategic Asset Register Review
Validate asset discovery findings, confirm data gaps, agree scope for site inspections, and align on the asset hierarchy with your committee and management team.
Workshop 2 · End of Stage 2
Risk & Criticality Alignment
Review and agree risk profiles, criticality scores, and levels of service targets. Confirm financial parameters and risk tolerance.
Workshop 3 · End of Stage 3
LTMP Presentation
Present and discuss the draft LTMP with the committee and building manager. Collect feedback before finalisation — shared ownership of the outcome.
Draft→Present & Discuss→Your Feedback→Finalise
Why choose us
The case for Taonga Assets
What separates an ISO 55001-aligned LTMP from a desktop compliance exercise — and why the team delivering it matters as much as the methodology.
Case in point
The cost of a compliance-only LTMP
A 2022 LTMP for a mixed-use Auckland apartment complex was prepared as a desktop exercise focused on minimum compliance. Three years later, the gap between what was planned and what was spent tells the story clearly. (Anonymised at the client's request.)
$4M
Roof replacement mis-scheduled in the 2022 LTMP — shown as due in 2051, not its actual 2024 timing
2022
Year the LTMP was prepared — unable to be reviewed due to insufficient asset context
The 2022 LTMP could not facilitate regular reviews due to lack of context and insufficient asset data.
Major projects — including the $4M roof replacement — were mis-scheduled: the desktop LTMP placed the cost in 2051, when the work was actually required in 2024. A site-verified asset register would have caught this.
These omissions materially affected asset performance and property liquidity for all owners.
Actual expenditure far exceeded the planned LTMP budget — a predictable outcome of reactive, compliance-only planning.
Total expenditure: Actual vs LTMP planned
FY 2025
FY 2026
LTMP planned
Actual expenditure
Source: anonymised LTMP proposal, Taonga Assets Ltd, April 2026.
Our differentiators
Four reasons to choose Taonga Assets
01
We own apartments too
Svetlana chairs the Body Corporate at a mixed-use apartment complex in Auckland CBD. Vijay Sethi is a commercial owner-occupier at the same complex and a BC Committee member. We advise from lived experience — not just professional distance.
02
ISO 55001, not just tick-boxes
Every levy recommendation traces to a verified condition score and lifecycle model — audit-ready from day one. We map each UTA obligation to a specific ISO clause so nothing is left to interpretation.
03
Transparent, capped pricing
A fixed-price engagement with clearly defined scope and milestone-based payment. A single establishment cost — with considerably lower update costs once the asset management system is in place and running autonomously.
04
A living tool, not a shelf document
Our LTMP is designed to become autonomous once proactive building management is established. The Asset Register, LoS Planning Tool, and Financial Strategy become the ongoing governance infrastructure of your body corporate.
Ready to start?
Get a proposal for your complex
Tell us about your building and we'll respond within two working days with a clear scope and indicative pricing.
Consultants who understand both sides of the table
Our Body Corporate Advisory practice is led by people who are not only specialists in infrastructure lifecycle management — they are apartment owners and committee members themselves.
"I am an owner-occupier and Body Corporate Chair at a mixed-use complex in Auckland CBD. I know what it feels like to sit on your side of the table — to navigate competing owner interests, to face a maintenance proposal without clear engineering rationale, and to make decisions that affect everyone's investment. That experience shapes everything we do."
Svetlana Brengauz is a strategic asset management professional with over a decade of experience in asset lifecycle optimisation, operational excellence, and evidence-based infrastructure decision-making. She has led asset management change programmes across some of New Zealand's most demanding operating environments — from NZDF camps and bases, to dairy manufacturing plants, to three waters networks for multiple local councils.
Her key achievements include managing industrial asset portfolios valued at up to $500 million, delivering a 15% reduction in maintenance costs through systematic lifecycle frameworks, and authoring independent validation reports for major asset management system consolidations. She has conducted technical due diligence for buyer and seller bids in major public transport and waste management transactions across New Zealand and Australia.
Svetlana brings this same rigour to body corporate advisory — applying the ISO 55001 asset management framework to buildings that have previously been managed reactively, and transforming them into well-governed, financially transparent communities.
Selected experience
2025–2026
Principal Consultant — Asset Management
ClearPoint, Auckland
Independent validation and oversight for Board on CMMS consolidation. AI/RAG-enabled due diligence ensuring ISO 55001 alignment.
2021–2025
Senior Advisor — Asset Management
GHD Business Advisory, Auckland & Hamilton
Large-scale AM improvement initiatives. Technical due diligence expert on major NZ and Australian public transport and waste management acquisitions.
2021–2024
Three Waters Asset Management
South Waikato & Christchurch City Councils
AMP development, asset register design, maintenance strategy and digital transformation for wastewater networks and treatment plants.
2021–2023
ISO 55001 Maturity Assessments
New Zealand Defence Force Estate & Infrastructure Alliance
Annual maturity assessments for camps and bases. Stakeholder workshops, gap analysis, and improvement pathway reporting.
2007–2020
Asset Management — Dairy Industry
GEA, Tetra Pak, Synlait, Westland Milk, Fonterra
Enterprise-wide maintenance programmes, asset registers, risk management, and spare parts optimisation. Achieved 10–15% cost savings through procurement model reform.
Education
2022
Master of Business Administration
University of Auckland
First in Course — Strategic Growth for International Markets. Focus on earthquake resilience for NZ water infrastructure.
Vijay specialises in financial advisory, business valuations, tax consulting, and due diligence. He is an owner-occupier and a sitting BC Committee member at a mixed-use Auckland CBD complex — bringing direct operational knowledge of the building alongside his financial expertise. He leads finance oversight and the design of LTMP financial forecasting and asset expenditure structures. Over 30 years in financial and business advisory, valuations, and strategic analysis.
Rohit brings deep expertise in lifecycle assessment, building services analysis, and quantity surveying across New Zealand, Australia, India, and the United Kingdom. He has contributed to ISO 55000-aligned asset management frameworks for multi-billion-dollar infrastructure portfolios. His PhD research focused on sustainable construction and waste minimisation. He provides civil engineering and QS advice on maintainability, capital works, and sustainability integration across the plan.
Resources
Guides for body corporate committees
Plain-language guidance on your UTA obligations, what a well-formed LTMP looks like, and answers to the questions we hear most from committees.
Reference materials
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Unit Titles Act — what your committee must do
Plain-language summary of Sections 116, 117, 118, 119 and 157C — what each requires, what non-compliance looks like, and how an ISO 55001-aligned LTMP addresses each obligation. Read the Unit Titles Act 2010 in full, or learn about the ISO 5500x family of standards.
Frequently asked questions
Questions from committees
Under Section 116 of the Unit Titles Act 2010, every body corporate must establish and regularly maintain a Long-Term Maintenance Plan. This is mandatory — not optional. The Unit Titles Amendment Act 2022 strengthened this, requiring a 30-year forecast horizon under Section 157C. Non-compliance creates legal risk for committee members at disclosure and settlement.
Many LTMPs are outdated, cannot be reviewed, or don't reflect major capital works that have occurred since they were written. If your plan lacks a 30-year outlook, lacks a site-verified asset register, or hasn't been updated after significant capital works, it likely doesn't meet current statutory requirements — and it is almost certainly not functioning as a useful governance tool. The gap between planned and actual expenditure is the most common symptom.
ISO 55001 is the international standard for asset management systems. It specifies how to manage assets in a systematic, evidence-based, and auditable way. Applied to an LTMP, it means every levy recommendation traces back to a verified asset condition score and lifecycle model — not committee assumption. It also defines what "regularly maintained" actually means: KPIs, contractor accountability, structured review cycles, and a continuous improvement roadmap. The UTA tells you what to do; ISO 55001 specifies how to do it with rigour.
Our pricing is competitive and supports added value — priced well below standard consultancy rates and capped across four stages. This is a single establishment cost: once the asset management system is in place, subsequent LTMP updates are considerably lower and can largely be managed autonomously. Indicative pricing is based on a 100–120 principal-unit mixed-use complex. We operate under the ACENZ Short Form Agreement 2019. Contact us with your building details for a scoped proposal.
Our standard engagement runs approximately eight weeks from kick-off to the finalised LTMP, subject to committee availability and documentation turnaround. Each of the four stages concludes with a collaborative workshop. Feedback on draft deliverables is requested within three working days. Get a proposal to confirm availability for your engagement timeline.
Four discrete, standalone deliverables: (1) a verified Asset Register; (2) a Levels of Service Planning Tool and Maintenance Schedule; (3) a Long-Term Maintenance Plan and Financial Strategy with 3, 10 and 30-year forecasts; and (4) a Strategic Recommendations Report with quick-win actions and a five-year maturity roadmap. These form a complete governance pack that becomes a living governance tool — not a shelf document.
Your existing LTMP (if any), historical financial data, compliance schedules, insurance documents, and contractor records in written form. A nominated contact who can facilitate workshop scheduling, site access to plant rooms and common areas, and feedback on draft deliverables within three working days.
Get in touch
Start the conversation
Tell us about your building. We'll come back within two working days with a clear sense of how we can help and what an engagement would look like.
Contact details
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Email
info@taonga-assets.com
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Phone
+64 21 2200 352
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Location
Auckland, New Zealand
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Hours
Monday–Friday, 8:00am–7:00pm
Response commitment
We respond to all enquiries within two business days, and we're always happy to start with a no-obligation conversation before proposing any engagement.
