Facility Management Software Options

Requirements Loaded

Source: /home/ed/base/projects/Max Storage/.claude/knowledge/integration/operations.md

Status: POPULATED (version 2, refreshed 2026-04-09 -- all three upstream operational consolidation documents read in full; dual revenue stream fully incorporated; this version supersedes the v1 document which was written from first principles with no upstream sources)

Key constraints extracted from compound requirements (v2):

• Phase 1 is outdoor-first. Outdoor vehicle storage launches before or concurrently with enclosed bays. The management platform must be live before the first outdoor storage customer receives a gate code. This is a pre-launch gate, not a Phase 2 item. The previous strategic-context.md note that "automated billing software can wait for Phase 2" is superseded by operations.md v2.
• Weekly billing is a hard requirement. Outdoor vehicle storage is billed weekly: car spots at $20--$35/week, RV/boat spots at $50/week. The platform must natively support weekly billing from launch. Enclosed bays remain on monthly billing (~$230/month). Both billing cycles must run concurrently in the same platform.
• Dual product type. The platform must manage two distinct product types with different billing frequencies, different sign-up fields, and different spot references within a single system.
• Mandatory CSV access log format (non-negotiable; must match from the first log entry):
• Column headers exactly: Date,Time,Spot_Reference,Storage_Type,Vehicle_Type,Customer_Reference
• Date: YYYY-MM-DD; Time: HH:MM (24-hour)
• Spot_Reference: B01--B12 (enclosed bays), O-001 upward (outdoor spots)
• Storage_Type: value must be exactly Enclosed or Outdoor
• Vehicle_Type: exactly one of Car, Car_with_trailer, Boat_on_trailer, Caravan, Motorhome, Unknown
• Customer_Reference: internal customer ID only (not customer name)
• Format must remain consistent from first entry to consent application lodgement; column renames or prefix changes in any platform update are not acceptable
• EasyGate hardware is confirmed for Phase 1. The EasyGate Wireless Keypad has no data output and cannot produce an electronic access log. The management platform is the sole source of the access log. Every access event must be recorded in the platform (manually by Tom if no electronic mechanism exists).
• GST-compliant tax invoices are non-negotiable for both billing cycles. Full tax invoice format for all supplies. Required fields: "Tax Invoice" heading, Max Storage Ltd name and GST number, invoice date, description of supply (spot reference and period), total GST-inclusive, GST content shown separately, customer name and address for supplies over $1,000.
• GST on both cycles must reconcile correctly. Weekly outdoor invoices generate weekly GST. Monthly enclosed bay invoices generate monthly GST. Both must reconcile without manual adjustment within the same GST return period.
• Additional mandatory customer fields for outdoor storage: hull identification number or VIN (mandatory for boats, caravans, motorhomes); description and approximate value of goods stored. These are required for PPSR searches in any abandoned goods proceeding.
• Data hosting: NZ, AU, or EU adequacy-listed jurisdiction. UK is acceptable. US-hosted platforms require a Privacy Act IPP 12 review before use. Must be confirmed in writing from platform provider.
• Payment processing: PCI-DSS-compliant tokenisation (Stripe, Windcave, or equivalent). No raw card data stored.
• Xero integration: Platform invoices must push to Xero (AU-hosted; acceptable) for GST workpaper purposes.
• 7-year record retention from end of financial year in which the agreement ended. Must be exportable in a standard format at any time.
• Tom is the day-to-day operator. Routine tasks (adding customers, issuing access codes, recording payments, exporting logs) must require no specialist IT knowledge.
• No paid ongoing monitoring contract required. Monitoring must be optional.
• Remote access for Ed and Connor for oversight and configuration.
• Phase 3 path to automated billing and customer self-service portal required.
• Planning consultant written confirmation of the access log methodology (including field format) is required before the first customer receives a gate code. This means the platform must be configured and tested -- with the exact CSV field conventions -- before the consultant review occurs.

Critical change from v1 of this document:

The v1 document was written from first principles because upstream documents were absent. The access log format in v1 specified different fields (Customer_ID, Entry_Exit, Method, Notes). The v2 operations.md specifies the authoritative format: Date,Time,Spot_Reference,Storage_Type,Vehicle_Type,Customer_Reference. The platform must be configured to the v2 format. Any configuration based on the v1 format must be corrected before the planning consultant review.

---

Context: What "Software System" Means at Max Storage

The compound requirements identify two distinct layers:

Layer 1 -- Accounting and invoicing: Xero is established as the NZ accounting platform for GST invoicing and IRD-compliant financial records. Xero is NZ-headquartered, NZD native, and IRD-recognised. This is not in question.

Layer 2 -- Facility management and access log platform: This is the subject of the options below. Given EasyGate's confirmed no-log status, this layer must provide the access log mechanism -- either by supporting structured manual log entry (Tom enters each access event), or by integrating with a supplementary access-logging device.

The weekly billing problem:

Weekly billing is not standard in general-purpose invoicing platforms. Xero, for example, does not natively support automated weekly billing with a per-customer varying rate and automatic payment retry. Purpose-built self-storage platforms (Storman Cloud, Storeganise) handle this natively. This is a material discriminator between the options below.

The access log problem:

EasyGate opens a gate -- it does not record who opened it or when. For council consent evidence, a log of every customer access event must exist. Since the gate hardware cannot provide this, the log must come from somewhere else. Two approaches are evaluated:

1. Management platform with manual log entry -- Tom logs each access event in the software when it occurs or shortly after. Feasible for low-frequency access at a small site but depends entirely on Tom's discipline.
2. Supplementary access controller behind the EasyGate -- A Wiegand-compatible controller (Hikvision DS-K2602 or equivalent) is wired to read the keypad signal, if EasyGate's keypad has Wiegand output (unconfirmed).

---

Options

Option A: Storman Cloud (AU/NZ purpose-built self-storage platform)

Overview

Storman is the reference self-storage management platform for the AU/NZ market. It is purpose-built for self-storage operators, serves a large proportion of NZ storage facilities, and is distributed in NZ through Sentinel Self-Storage Systems (Auckland). Storman Cloud is the SaaS version -- browser-based, no on-premises installation. Storman describes itself as "award-winning self storage management software, Australia and New Zealand based."

Weekly billing support:

Storman Cloud supports configurable billing periods including weekly and fortnightly cycles. This is a standard feature for the AU/NZ market where boat/RV/caravan storage with weekly billing is common. Both billing cycles (weekly outdoor, monthly indoor) can be configured as distinct unit types within the same site. Confirm this capability specifically with Storman sales before contract -- request a demonstration of concurrent weekly/monthly billing for different unit types.

Key features:

• Customer management: name, address, contact details, vehicle registration, unit assignment, document uploads (signed agreements as PDF attachments)
• Custom fields: Storman Cloud supports custom fields per unit type -- hull/VIN number and goods description/value can be added as mandatory fields for outdoor spots
• GST invoicing: NZ GST configured in Storman Cloud; all GST Act required fields; NZD native
• Automated billing: direct debit and credit card via Stripe; Windcave NZ integration -- confirm with Storman before contract
• Customer portal (Phase 3 ready): tenant-facing web portal for online payment and account management is included in Storman Cloud; Phase 3 is a configuration step, not a platform addition
• Access log: structured access event log within Storman; supports manual entries with timestamp and source flag; no native EasyGate integration
• Xero integration: confirmed -- Storman Cloud pushes invoices and payments to Xero for GST return preparation
• Data hosting: AU-based (AWS Sydney region expected); confirm at contract stage in writing for Privacy Act IPP 12 purposes
• Role-based access control: Ed and Connor can access remotely via browser

CSV format configuration:

Storman's access log export is configurable. The mandatory field format (Date,Time,Spot_Reference,Storage_Type,Vehicle_Type,Customer_Reference) must be mapped to Storman's export template before going live. This is a one-time configuration step at setup. Storman's export may require column renaming or a simple Excel/script transformation step. Confirm the exact export field names with Storman before go-live and document the transformation if one is needed. The transformation must be consistent from the first entry -- do not start with an incorrect format and reformat later.

Access log approach with EasyGate (Phase 1):

EasyGate has no Wiegand output and no integration with Storman. The access log in Phase 1 is maintained by Tom manually entering each access event into Storman when it occurs. Storman provides a structured log entry form; Tom enters customer ID, spot reference, vehicle type, date, time, and notes the entry as manual. Storman exports the log to CSV for council submission.

This manual process is operationally viable at low access frequency. For a Phase 1 outdoor-first launch with 15--30 outdoor spots and 12 enclosed bays, combined access events may be 50--80 per month. Tom must log every event without exception -- any gap weakens the consent evidence.

Requirements compliance:

Pricing model (NZD, indicative):

Storman Cloud pricing is quote-based and not publicly listed. For a single-site small facility with dual product types:

Phase 1 likely falls into the first bracket. Annual commitment typically 10--15% lower than monthly. Contact Storman (storman.com) or Sentinel Self-Storage Systems (Auckland) for a current quote. Specify: single site, 12 enclosed bays + 30--50 outdoor spots, NZ GST required, weekly billing for outdoor spots, Xero integration required, manual access log entry required, custom fields for hull/VIN.

Total Phase 1 cost (Storman Cloud + Xero Standard): approximately $185--$265/month.

NZ support: Storman has AU/NZ-based phone and email support. NZ customers are served directly. Not a US-only vendor.

Phase 3 upgrade path:

No platform change required. Storman Cloud already includes tenant portal and automated billing. Phase 3 is enabling features already in the subscription.

Upgrade triggers:

No trigger to replace Storman -- it scales to hundreds of units. The only meaningful upgrade trigger is adding PTI StorLogix hardware for electronic access logging when manual logging is unsustainable or when Tom's availability for manual entry becomes unreliable. PTI StorLogix integrates natively with Storman Cloud.

Risks:

• Pricing is opaque; budget uncertainty until a quote is obtained.
• Weekly billing capability with concurrent monthly billing must be confirmed in a demonstration before contract. Do not proceed based on assumption.
• CSV export must be tested against the mandatory field format before go-live. Column naming mismatches must be resolved in configuration, not post-launch.
• Vehicle_Type controlled vocabulary must be configured as a mandatory field with exact values -- any platform update that changes field behaviour must be checked immediately.
• Access log discipline depends entirely on Tom logging every event manually. No automated fallback with EasyGate hardware.
• Windcave NZ payment gateway integration must be confirmed with Storman before contract.
• Data hosting confirmation (AU vs US) must be obtained before contract.
• CCTV event log is not natively handled -- requires a supplementary manual record.

---

Option B: Storeganise (cloud platform, AU/Asia-Pacific coverage)

Overview

Storeganise is a cloud-based self-storage management platform with a modern API-first design and a strong customer-facing online booking portal. It serves AU and Asia-Pacific customers. Base price starts at approximately AUD $90/month (billed annually) per their pricing estimator. The platform positions itself on ease of online customer onboarding and modern UX.

Weekly billing support:

Storeganise's published documentation references "anniversary or fixed day of the month for invoicing customers" but does not specifically document weekly billing as a supported option. This is a material gap given that weekly outdoor billing is a hard requirement. Confirm weekly billing support with Storeganise (hello@storeganise.com) before shortlisting. If weekly billing is not natively supported, Storeganise fails the primary Phase 1 requirement.

Key features:

• Customer management: online booking portal, e-signature for agreements, customer self-service portal
• Invoicing: automated billing via Stripe; configurable tax rates -- NZ GST configuration is possible but must be verified at setup
• Access control integrations: Noke, Tapkey, Salto KS, Bearbox, PTI Security Systems; no confirmed EasyGate integration
• Xero integration: confirmed
• Data hosting: not publicly disclosed; privacy policy states data may be held outside the customer's jurisdiction -- this is a material compliance gap for NZ Privacy Act IPP 12

CSV format configuration:

Storeganise provides an "interactive reporting dashboard" with export in "a variety of formats." Whether the mandatory CSV field format can be produced natively or requires a transformation is not confirmed in public documentation. Must verify with Storeganise before selection.

Requirements compliance:

Pricing model (NZD, indicative):

NZD conversion at approximately AUD 1.00 = NZD 1.10--1.15.

Total Phase 1 cost (Storeganise + Xero Standard): approximately $165--$235/month if weekly billing is supported. However this estimate is irrelevant until the weekly billing blocker is resolved.

NZ support: AU phone support (Brisbane time zone). No NZ-based support. Email support available globally.

Phase 3 upgrade path:

No platform change required if weekly billing is supported. Customer portal and automated billing are already included.

Upgrade triggers:

Re-evaluate if data hosting cannot be confirmed for Privacy Act compliance -- in that case, Storeganise must be replaced with Storman or Option C.

Risks:

• Weekly billing is not confirmed. If Storeganise does not support weekly billing natively, it fails the hard Phase 1 requirement regardless of other features. This is the first question to ask.
• Data hosting is unconfirmed. If US-hosted, Storeganise cannot be used without a privacy impact assessment. This is a second blocker.
• NZ GST invoice compliance must be verified at setup.
• Manual access log entry capability for Phase 1 is not confirmed.
• More unknowns than Storman at comparable price. Not recommended until these gaps are resolved in writing.

Conclusion on Option B:

Storeganise is not recommended until (1) weekly billing support is confirmed, (2) data hosting jurisdiction is confirmed in writing, and (3) NZ GST Act compliance is confirmed. These are all blockers. Until all three are confirmed in writing, Storman is the lower-risk option.

---

Option C: Xero + Spreadsheet Customer Records + Supplementary Access Logging Device

Overview

This option avoids a purpose-built facility management platform for Phase 1. Xero handles GST invoicing. Customer records are maintained in a structured shared folder (Google Drive with AU data region, or Microsoft 365 with AU data residency) with a spreadsheet index. A supplementary access logging device handles the council evidence requirement that EasyGate cannot satisfy.

Weekly billing problem with Xero:

Xero does not natively support automated weekly recurring billing with variable amounts per customer and automatic payment retry. Xero Starter and Standard support scheduled invoicing but do not have a recurring weekly billing workflow suitable for 20--50 outdoor customers. Managing weekly billing for outdoor spots in Xero requires Tom or Ed to manually create weekly invoices for each outdoor customer, or to use a workaround such as GoCardless + a recurring payment schedule outside Xero. This is manageable at 5--10 outdoor customers but becomes error-prone above that.

This is the material weakness of Option C relative to Option A. If outdoor storage launches with 15--30 spots from Phase 1, weekly manual invoicing in Xero is a significant administrative burden and creates GST reconciliation complexity. Option C is more appropriate if outdoor storage launches with a very small number of customers (5 or fewer) and grows slowly.

The supplementary logging device sub-options:

Option C1 -- Hikvision DS-K2602 wired behind the EasyGate keypad:

The EasyGate keypad's Wiegand output (if present) feeds into the DS-K2602 controller. Every PIN entry at the gate is logged by the DS-K2602. Log exported from iVMS-4200 as CSV monthly. The CSV must then be transformed to the mandatory field format and archived. This approach requires confirming whether the EasyGate keypad has Wiegand output -- if it does not, this sub-option is not available.

Option C2 -- PTI StorLogix Cloud + Storm keypad (replaces EasyGate keypad for logging; EasyGate gate mechanism retained):

A PTI Storm keypad is installed at the gate alongside the EasyGate mechanism. Customer PINs are programmed via PTI StorLogix Cloud portal. Every PIN entry at the Storm keypad is logged by StorLogix and exported as CSV. This does not require Wiegand output from EasyGate -- the PTI keypad is a separate device. PTI StorLogix Cloud subscription adds ~USD $65--$120/month (approximately NZD $110--$200/month) plus Storm keypad hardware.

Requirements compliance (Option C1 -- DS-K2602):

Requirements compliance (Option C2 -- PTI StorLogix Cloud):

Same as C1 except: access log is native PTI CSV export (documentation gap is smaller than DS-K2602); PIN management is handled in PTI portal with remote add/remove; Vehicle_Type field still cannot be automatically populated (same manual annotation gap as C1); Phase 3 still requires adding a facility management platform for the customer portal and automated billing. StorLogix Cloud data residency must be confirmed with SecureIT NZ.

Pricing model (NZD, monthly incl. GST):

Option C1 (DS-K2602 approach):

Option C2 (PTI StorLogix Cloud approach):

Note: PTI StorLogix Cloud pricing is USD-denominated and subject to exchange rate movement. Confirm current pricing with SecureIT NZ (secureit.co.nz).

Note on Xero plan: Xero Starter (~$32/month) allows a maximum of 20 invoices/month. With weekly outdoor billing for even 5 customers, invoice count reaches 20+ per month. Xero Standard (~$65/month) is required as soon as outdoor billing volume begins. Budget accordingly.

NZ support:

• Xero: NZ-headquartered; NZ phone support; IRD-recognised
• Hikvision DS-K2602 (C1): available through NZ security distributors; primarily installer/online support
• PTI StorLogix (C2): NZ distribution via SecureIT NZ; US manufacturer; NZ dealer support available

Phase 3 upgrade path:

When Phase 3 (automated billing and customer portal) is wanted, add Storman Cloud. Storman integrates natively with Xero (financial records already structured) and with PTI StorLogix (C2 path -- access logs can be pulled into Storman). The C2-to-Storman transition is the cleanest; C1 requires a CSV transformation to remain in place alongside Storman. The transition is additive.

Upgrade triggers (when to add a facility management platform):

• When outdoor spot count exceeds 5 and weekly billing in Xero becomes a meaningful admin burden
• When automated direct debit is wanted for more than 3--5 customers
• When Ed or Tom want a single dashboard rather than three separate tools
• When a customer self-service portal is wanted (Phase 3)
• When the Vehicle_Type manual annotation step (both C1 and C2) creates a documented error in the access log

Risks:

• Weekly billing at scale is not manageable in Xero alone. This is the primary weakness of Option C. It works for a small outdoor customer base (1--5 spots) but requires a platform upgrade as outdoor occupancy grows.
• Option C1 depends on EasyGate keypad having Wiegand output. Contact EasyGate (07 543 3497 or info@easygate.co.nz) with the specific gate model to confirm.
• Vehicle_Type cannot be auto-populated from DS-K2602 or PTI StorLogix -- Tom or Ed must manually annotate each access log row during the monthly transformation. This is an ongoing compliance task, not a one-time setup step.
• No single source of truth -- customer records in spreadsheet, invoices in Xero, access log in hardware/cloud. Cross-referencing is manual.
• Spreadsheet customer records are only as secure as the cloud folder account (2FA mandatory).
• No customer portal for Phase 3 without adding a further platform.
• PTI StorLogix Cloud data residency must be confirmed with SecureIT NZ before use.

---

Option D: Xero + Manual Access Log Only (spreadsheet baseline)

Overview

This option uses Xero for GST invoicing and a structured spreadsheet for customer records and access logging. There is no supplementary access logging hardware. Tom manually records every access event. This is the lowest-cost configuration and requires no additional software beyond Xero and a shared folder.

Why Option D fails the Phase 1 requirement at launch:

Operations.md v2 states clearly that the management platform must produce the access log CSV in the mandatory format from the first customer. Option D cannot produce the mandatory Vehicle_Type field from manual log entries in a way that is system-generated and timestamped. The council's expectation is an electronic log -- timestamps in a manually maintained spreadsheet are Tom's word, not a system-generated audit trail. Option D also fails the weekly billing requirement: Xero does not automate weekly recurring billing for outdoor customers. Managing 15--30 outdoor spots on weekly billing in a spreadsheet is operationally unrealistic at any meaningful occupancy level.

However, Option D remains appropriate for:

• The pre-customer setup and configuration period (Xero and spreadsheet setup before any customers arrive)
• Short bridging periods (e.g., while waiting for Storman Cloud setup or DS-K2602 delivery)
• As a supplementary paper backup alongside an electronic log
• If outdoor storage is deferred entirely and only 1--2 enclosed bay customers are onboarded before the platform is ready

What a spreadsheet-based workflow covers:

Requirements compliance:

Pricing model (NZD, monthly incl. GST):

This is the lowest-cost option by a significant margin.

When Option D is appropriate:

• Pre-customer setup period (before any paying customers)
• Short bridging periods while hardware or software is procured
• As a supplementary paper backup to an electronic log
• If outdoor storage is deferred until the platform is confirmed and configured

When Option D is not appropriate:

• As the sole access logging mechanism once commercial operation begins
• When more than 5 outdoor spots are active (weekly billing volume)
• When remote PIN management is needed
• As a permanent solution for Phase 1 at the intended scale

Upgrade triggers:

• Upgrade immediately to Option A or Option C when the first paying outdoor customer is imminent
• Before the planning consultant review (the consultant must see the platform's log output, not a spreadsheet)
• When remote PIN management is needed
• When automated billing is wanted for Phase 3

---

Recommended Option

Primary recommendation: Option A (Storman Cloud) for Phase 1 launch, subject to the quote and weekly billing confirmation.

The reasoning:

Operations.md v2 has changed the priority calculation in two ways from v1:

First, the platform is now unambiguously a Phase 1 pre-launch requirement. Outdoor storage launches first. Weekly billing must work from day one. A manual spreadsheet or Xero-only approach fails the weekly billing requirement at any meaningful outdoor occupancy (above 5 spots).

Second, the mandatory CSV format is now precisely specified including the Vehicle_Type field. This field cannot be automatically populated by access control hardware (DS-K2602 or PTI StorLogix) -- neither device knows what type of vehicle a customer drives. Only a facility management platform with a customer record that includes the vehicle type at sign-up can generate this field automatically in the access log. This makes Option A (Storman Cloud) the only option that can produce a fully compliant log without a manual annotation step on every access event.

The practical consequence: even if Option C (Xero + supplementary device) is chosen for cost reasons, Tom would still need to manually annotate Vehicle_Type in every CSV row each month. This is a standing compliance task, not a one-time setup. It introduces error risk in the consent evidence. Option A avoids this entirely if Storman can be configured to record Vehicle_Type as a sign-up field and include it in the access log export.

However: Two things must be confirmed before committing to Option A:

1. Storman Cloud must demonstrate concurrent weekly/monthly billing for different unit types in a live demo.
2. The CSV export must be testable against the mandatory field format before go-live, not assumed.

If Storman Cloud's quote is above $200/month, or if Storman cannot demonstrate weekly billing, the fallback is Option C2 (Xero Standard + PTI StorLogix + manual Vehicle_Type annotation) with a planned upgrade to Storman Cloud at Phase 2.

Recommended decision sequence:

Step 1 (immediately): Request a Storman Cloud quote and demo from Storman (storman.com) or Sentinel Self-Storage Systems (Auckland). Specify: single site, 12 enclosed bays + up to 50 outdoor spots, NZ GST required, weekly billing for outdoor spots, monthly billing for bays, Xero integration required, manual access log entry required, custom fields for hull/VIN and Vehicle_Type. Request a demonstration of concurrent weekly/monthly billing before the call ends.

Step 2 (in parallel): Contact EasyGate (07 543 3497 or info@easygate.co.nz) with the specific gate model number and ask whether the keypad module has Wiegand output. This determines whether Option C1 (DS-K2602) is technically feasible.

Step 3 (decision gate):

• If Storman demonstrates weekly billing and quotes $200/month or less: proceed with Option A. Configure before first customer.
• If Storman demonstrates weekly billing and quotes above $200/month: weigh Option A against Option C2. At $200+ the cost-benefit narrows but Option A's single-platform advantage (no manual Vehicle_Type annotation) has real compliance value.
• If Storman cannot demonstrate concurrent weekly/monthly billing: immediately contact Storeganise to confirm their weekly billing capability and data hosting. If confirmed, evaluate Storeganise. If not, Option C2 becomes the fallback.
• Do not proceed with Option D alone as the primary access log mechanism -- it fails both the weekly billing and the council evidence standards.

Summary table:

Why not Option B (Storeganise):

Weekly billing is not confirmed. Data hosting is unconfirmed. NZ GST compliance must be verified at setup. Cannot be recommended until these gaps are resolved in writing. If Storeganise resolves all three gaps and provides a materially lower quote than Storman, it can be re-evaluated.

---

Open Questions

1. Storman Cloud weekly billing confirmation (blocking for Option A decision). Request a quote and demonstration from Storman (storman.com) or Sentinel Self-Storage Systems (Auckland). The demo must show concurrent weekly billing (outdoor spots) and monthly billing (enclosed bays) in a single account. Confirm the CSV export can be configured to the mandatory field format including Vehicle_Type. Target: before end of April 2026.

1. Storman Cloud quote amount (blocking for Phase 1 budget). The quote determines whether Option A or a fallback is cost-justified. Specify the full scope: 12 enclosed bays + up to 50 outdoor spots, single site. Target: before end of April 2026.

1. EasyGate Wiegand output confirmation (blocking for Option C1 feasibility). Contact EasyGate at 07 543 3497 or info@easygate.co.nz with the specific gate model number. Ask whether the keypad module has Wiegand output. If yes, Option C1 (DS-K2602) is available as a Phase 1 fallback. If no, the fallback is Option C2 (PTI StorLogix) or Option A. This does not require a full quote -- a simple technical confirmation is enough.

1. Storman data hosting confirmation (Privacy Act IPP 12 compliance). Obtain written confirmation from Storman of the data hosting region (AU, NZ, or other) before signing any contract. AWS Sydney is expected but must be confirmed in writing.

1. Storman Windcave integration confirmation. Confirm with Storman whether Windcave NZ is a supported payment processor, or whether Stripe is the only option. Windcave (formerly DPS) is the most widely used NZ payment gateway.

1. Planning consultant written confirmation of access log methodology. This is a pre-launch gate. Before the first customer receives a gate code, the planning consultant must confirm in writing that the platform's log output (including field format) is acceptable as consent evidence for the AEE traffic assessment. This means the platform must be configured and the CSV format tested before the consultant review -- not at consultant engagement in August 2026. Agree with the consultant on the review timing as soon as the platform is selected.

1. Xero plan selection. Confirm with the accountant whether Xero Standard (~$65/month, unlimited invoices) is required from Phase 1 launch, given that weekly outdoor billing immediately generates invoice volumes above the Xero Starter cap (20 invoices/month). Xero Starter is not viable once weekly billing is active at any meaningful scale.

1. PTI StorLogix Cloud data residency (if Option C2 is selected). Confirm with SecureIT NZ (secureit.co.nz) whether PTI StorLogix Cloud data is held in AU, NZ, or US servers. US hosting requires a privacy impact assessment before use.

1. Storeganise weekly billing and data hosting (if Storeganise is to be re-evaluated). Contact hello@storeganise.com and request written confirmation of: (a) weekly billing cycle support for concurrent operation with monthly billing, (b) data hosting location (AU or EU adequacy), and (c) NZ GST Act invoice field compliance. Without all three confirmed in writing, Storeganise carries blockers that prevent recommendation.

1. Outdoor storage launch timing relative to platform go-live. Operations.md v2 is clear that the platform must be live before the first outdoor customer. If the Storman quote or setup takes longer than expected, confirm with Ed and Tom whether outdoor storage should be deferred until the platform is ready, or whether a brief bridging period using Option D (manual log only) is acceptable and the planning consultant has agreed this is not a consent evidence gap.

---

Market Research -- Competitor Pricing and Positioning

Requirements Loaded

Legal compliance compound requirements:

POPULATED (v1, 2026-04-01, at .claude/knowledge/integration/legal-compliance.md). Key constraint extracted: physical address (Te Waerenga Road, Hamurana) must not appear in any public advertising, directory listing, Google My Business profile, or social media until resource consent is granted. Marketing claims about security coverage must not be unsubstantiated. Consumer CGA obligations constrain liability exclusion language.

Operations compound requirements:

POPULATED (v2, refreshed 2026-04-09, at .claude/knowledge/integration/operations.md). All three upstream operational consolidation documents (signage-requirements v2, records-data-requirements v4, evidence-documentation-requirements v4) were POPULATED and incorporated. Key constraints extracted: pre-consent customer acquisition by personal referral only; no public-facing website listing physical address; no directory listings with address; management platform is a Phase 1 pre-launch requirement (not Phase 2); month-to-month agreements preferred; GST-inclusive pricing throughout; outdoor storage product description must not use language or images that would allow a third party to identify the physical site before consent.

---

Marketing Language Constraints

The following constraints flow directly from the resource consent strategy, as consolidated in the legal-compliance and operations compound requirements. Every pricing and marketing recommendation in this document is made within these constraints.

Prohibited before resource consent is granted (target Oct/Nov 2026):

• Physical address (Te Waerenga Road, Hamurana, Rotorua) in any public-facing context: Google Business Profile, Facebook, Instagram, TradeMe listings, Neighbourly, website, or any other publicly accessible medium
• Wayfinding signs on Te Waerenga Road or in Hamurana
• Signage on the building or gate visible from the road that identifies commercial use
• Any advertisement, listing, or post that could be acted on by a member of the public to drive to the site uninvited
• Language in any written material that describes the activity as a commercial storage park, storage centre, or storage facility in terms that contradict the 40% agricultural use consent strategy
• Listing on public storage directories (StorageSeeker or similar aggregators) that would create a publicly accessible address record before consent
• Any description of the outdoor storage product using language or images that would let a third party (council, neighbour) confirm that outdoor vehicle storage is already operating at scale before consent

Permitted before resource consent:

• Word-of-mouth customer acquisition by Ed, Tom, and personal networks (primary and lowest-risk channel)
• Direct private contact with known potential customers (farmers, boat owners, caravan owners in Hamurana and northern Rotorua area) -- physical address may be disclosed privately after the person has been screened
• A website describing the type of storage available and inviting enquiries by phone or email only, with no physical address and location described only as "Rotorua Lakes area" or "northern Rotorua"
• Social media describing the business concept (secure rural storage, boats and caravans welcome) without identifying the location, suburb, or street
• Networking through Rotorua/Lake Rotorua boating clubs, fishing clubs, and caravan/motorhome groups -- verbal referral only, no printed flyers or posters with the address at public locations

Required marketing language framing (pre-consent):

"Secure storage on rural property, available to local community." Avoid before consent: "commercial storage," "storage facility," "industrial storage," "self-storage."

Post-consent framing:

"Permitted commercial vehicle and equipment storage" or whatever wording the consent approval specifies. The customer base is recreational and lifestyle-oriented (boating, lake use, caravanning) not commercial warehousing -- all marketing should reflect this.

---

Product Structure

There are two distinct products with different pricing bases and billing cycles.

Product A -- Enclosed bays (indoor, covered shed):

12 bays in the existing shed building. Mix of large bays (~44 m²) and small bays (~16 m²). Billed monthly. Starting price indication: ~$230/month. These are covered, secure indoor bays suitable for boats, vehicles, equipment, or household storage.

Product B -- Outdoor vehicle storage (hardstand):

Hardstand outdoor spots on the ~4,680 m² usable outdoor area. Two sub-types: car-sized spots and RV/boat/caravan spots. Billed weekly. Pricing indications: car spots $20–$35/week, RV/boat spots $50/week.

These products are assessed separately below.

---

Competitor Pricing Analysis

Product A -- Enclosed Bay Pricing: Rotorua Region Indoor/Covered Self-Storage

National Storage -- Rotorua (three sites: Fairy Springs, Rotorua Central, Rotorua Airport):

National Storage list prices before promotional discounts (up to 50% off first 1–3 months is common). The ongoing rate is the list price. These are drive-up or lift-access urban indoor units, typically containerised or purpose-built self-storage.

Storage King -- Rotorua (1 site, 131 Te Huaki Crescent):

Pricing not publicly available. Contact-based only. Assumed comparable to National Storage Rotorua for equivalent unit sizes, possibly slightly lower.

OTSB Te Puna (verified, rural Tauranga) -- covered storage:

$299/month for a 10.5x3m (31.5 m²) covered bay = $9.49/m²/month. This is covered vehicle storage, closer to Max Storage's enclosed bay product than containerised self-storage.

Storage Base NZ -- Mount Maunganui (verified, urban coastal):

Single garage 6x3m (18 m²): $368/month = $20.44/m²/month. Standard container 6x2.5m (15 m²): $282/month = $18.80/m²/month. Urban coastal premium; not directly relevant.

Summary range -- enclosed/covered storage, relevant comparators:

The National Storage rate of $13–$18/m²/month for larger units (13.5–15.6 m²) is the most relevant urban Rotorua benchmark. The Max Storage large enclosed bay at ~44 m² would price at $5.72/m²/month at $252/month, which is well below urban self-storage per-m² rates. This reflects the rural location and the larger-format bay structure -- it is not a weakness.

The Max Storage small enclosed bay at ~16 m² would price at $14.38/m²/month at $230/month, which sits within the National Storage Rotorua large-unit range. This is a reasonable position.

Assessment of $230/month for enclosed bays:

The $230/month price point needs to be evaluated separately by bay size.

• For a small bay (~16 m²): $230/month = $14.38/m²/month. This is competitive with National Storage Rotorua large-unit pricing ($13–$18/m²/month) and appropriate for a rural covered bay of this size. It is not below market -- it is mid-market for Rotorua covered storage.
• For a large bay (~44 m²): $230/month = $5.23/m²/month. This is significantly below the National Storage Rotorua per-m² rate and even below the rural covered vehicle storage rate at OTSB Te Puna ($9.49/m²/month). At this bay size, $230/month is below market.

Recommendation for enclosed bay pricing:

A single $230/month price across both small and large bays underprices the large bays materially. The large bays (~44 m²) should be priced at $380–$440/month ($8.64–$10.00/m²/month) to sit in the rural covered storage range. The small bays (~16 m²) at $230/month are reasonably positioned. See Recommended Pricing section for the full recommendation.

---

Product B -- Outdoor Vehicle Storage: Rotorua Region and Bay of Plenty Comparators

This is the primary revenue product. Rotorua-specific outdoor storage pricing is not publicly listed by any major operator. The analysis triangulates from the closest verified comparators.

National Storage Rotorua (all three sites):

Outdoor uncovered hardstand listed as available at all three sites; pricing by enquiry only. No public rate found. The National Storage Fairy Springs site (416 Ngongotaha Road, closest to Hamurana) is the most relevant comparator. A phone enquiry is the priority action to fill this gap -- see Open Questions.

Lock and Store Te Puna (verified, rural Tauranga):

Outdoor RV/boat hardstand: $160/month for an 8x3m bay (24 m²) = $6.67/m²/month = $36.92/week. Most directly comparable verified uncovered outdoor price for a semi-rural NZ location.

OTSB Te Puna (verified, rural Tauranga):

Covered storage: $299/month = $69/week for a 31.5 m² covered bay. Covered premium over uncovered at the same rural location.

Kennards Tauranga (verified, urban CBD):

Urban Tauranga CBD prices; upper end of the outdoor range for Bay of Plenty.

Storage King Hamilton Central (verified, urban CBD):

Outside storage 8x3m (24 m²): $250/month = $57.75/week = $10.42/m²/month.

Store-it Te Awamutu (verified, rural Waikato):

Market floor for rural NZ outdoor storage.

Summary -- outdoor hardstand storage weekly equivalent pricing:

The effective rural/semi-rural uncovered weekly range is $23–$37/week for a standard boat/RV-sized bay. Urban CBD uncovered runs $53–$73/week.

---

Demand Drivers -- Lake Rotorua/Hamurana Location

Boating culture and lake proximity:

Lake Rotorua is one of New Zealand's most actively used lakes for recreational boating, fishing, and water sports. The Hamurana boat ramp is a primary public access point to the northern lake. Boat owners launching from Hamurana face a real utility problem: towing to and from Rotorua CBD on every use occasion is inefficient. Storage within 5 minutes of the Hamurana ramp has a proximity premium that generic Rotorua CBD storage cannot offer. No commercial storage facility is currently located in Hamurana or on the northern lake shore -- the nearest commercial options are in Rotorua CBD, approximately 20–25 minutes from Hamurana.

Rural lifestyle demographic:

The Hamurana/Ngongotaha area has a significant lifestyle block and rural residential population. This demographic tends to own recreational vehicles that cannot be stored at small lifestyle block dwellings or town properties without resource consent issues. The Max Storage rural location directly suits this demographic's preference for unobtrusive, secure, accessible storage.

Caravan and motorhome ownership:

Bay of Plenty and Rotorua Lakes are popular caravanning and motorhome destinations. Seasonal storage demand for caravans is high from approximately March through October (end of summer to spring). Motorhomes are stored year-round.

Seasonal pattern:

Outdoor boat storage peaks March–September (boats stored over winter); caravan storage peaks October–April (seasonal users). The combination produces relatively balanced year-round outdoor demand with no single extreme low season.

Market gap:

No major commercial storage facility exists in the northern Rotorua suburbs or northern lake shore. The absence of formal competition within 15–20 minutes drive from the Hamurana boat ramp is a genuine market gap.

Informal rural storage as the true competitive floor:

Farm sheds and leased paddock storage exist informally in the Hamurana area and are the actual competitive alternative for Phase 1 customers. Informal rural storage is typically uninsured, unsecured, and unlit. Pricing is variable -- $50–$150/month for informal farm shed access is a reasonable assumption, though this is unverified (Tom is the best source for this). Max Storage's value proposition over informal storage is security (CCTV, gated access), all-weather access, insurance-compatible conditions, and formal agreement. These justify a premium over informal storage.

---

Recommended Pricing for Max Storage

All prices are GST-inclusive (15% GST included). A rural location discount of approximately 15–25% relative to urban Rotorua/Tauranga pricing is applied, partially offset by the Hamurana boat ramp proximity premium.

Product A -- Enclosed Bays (Indoor Covered, Monthly Billing)

The 12 enclosed bays are a mix of large (~44 m²) and small (~16 m²). A single flat price of $230/month misprices the large bays significantly. Two-tier pricing is recommended.

Assessment of $230/month:

Recommended enclosed bay pricing:

Verdict on $230/month for enclosed bays:

$230/month is competitive for the small bays (~16 m²) but materially below market for the large bays (~44 m²). If Ed wants a single price across all enclosed bays, $290–$310/month is a more defensible midpoint, though it would still underprice the large bays relative to the rural covered storage market. Two-tier pricing is the correct approach.

---

Product B -- Outdoor Vehicle Storage (Weekly Billing)

Car-sized spots ($20–$35/week):

Rural NZ outdoor storage floor: $23/week (Store-it Te Awamutu, small uncovered bay)

Rural semi-commercial ceiling: $37/week (Lock and Store Te Puna, 8x3m uncovered)

Urban CBD: $53–$73/week (Kennards Tauranga)

The proposed $20–$35/week car spot range spans from the rural floor to the rural semi-commercial ceiling. This is the correct market range for a rural/semi-rural NZ location.

Assessment of $20–$35/week car spots:

Competitive. The range encompasses the verified rural NZ outdoor storage comparable prices. $20/week is appropriate for a small car spot or compact trailer; $35/week is appropriate for a larger bay or boat-on-trailer that doesn't qualify for the RV/boat spot rate. This range is well-positioned.

Recommendation: Adopt $25/week as the standard car/compact trailer spot rate (mid-range) and $35/week for a car spot with a trailer or small boat. The $20/week floor is reasonable for compact spots without trailer access width.

RV/boat/caravan spots ($50/week):

$50/week = $217/month. The closest rural comparator (Lock and Store Te Puna, 8x3m uncovered) is $160/month = $36.92/week. The closest urban comparator (Kennards Tauranga, 8x3m uncovered) is $231/month = $53/week.

Assessment of $50/week for RV/boat spots:

$50/week ($217/month) is above the rural Te Puna uncovered rate ($37/week) and approximately equal to the Kennards Tauranga urban uncovered rate ($53/week for an 8x3m bay). For a rural Hamurana location, $50/week is at the upper boundary of market pricing -- it is justifiable only if the lake proximity premium is a real driver for boat owners who value being close to the Hamurana ramp.

Assessment of competitive position: $50/week is not underpriced -- it is near or at the market ceiling for a rural/semi-rural NZ location. There is risk of resistance from customers comparing it to the Te Puna rural rate ($37/week). However, the lake proximity argument is strong and real. If National Storage Fairy Springs charges comparable rates for outdoor storage (this is the critical unknown), $50/week is defensible.

Recommendation: $45–$50/week for standard RV/boat/caravan spots. $45/week ($195/month) benchmarks closely to Lock and Store Te Puna plus a 20% lake-proximity premium. $50/week is the top of the defensible range for a rural location. Ed should confirm the National Storage Fairy Springs outdoor rate before committing to the $50/week figure -- if National Storage charges $45–$60/week at Fairy Springs, $50/week is clearly competitive; if they charge $35–$40/week, the figure needs adjustment.

---

Permissible Marketing Channels

All Phase 1 marketing must be consistent with the consent strategy: no public disclosure of the physical address, and no material that presents the site as a commercial storage facility before consent is granted.

Phase 1 -- Before Resource Consent (Pre Oct/Nov 2026)

Permitted channels:

1. Personal referral by Ed and Tom.

Primary and lowest-risk channel. Ed and Tom identify potential customers from personal and professional networks (family, neighbours, farming contacts, boating club contacts, lake users). The physical address is disclosed verbally and privately to screened customers only. No written record of the address appears in any public medium.

1. Direct private approach to known contacts.

Letters, texts, or emails to people Ed and Tom know are looking for storage. These are private communications, not public advertising. The physical address may be included in private correspondence if the recipient is a genuine screened prospect.

1. Boating and recreation community word-of-mouth.

Verbal networking through Rotorua/Lake Rotorua boating clubs, fishing clubs, and caravan/motorhome groups. Closed or semi-closed communities where Ed and Tom can speak directly to potential customers. No printed flyers or posters with the address at public notice boards during the pre-consent period.

1. Phone-enquiry-only website.

Simple website describing available storage types (outdoor bays for boats, caravans, motorhomes; secure gated rural site; 24-hour access; "Rotorua Lakes area") with a phone number and contact form but no physical address, no "find us" map, and no suburb identified more specifically than "Rotorua Lakes area" or "northern Rotorua." The website must not be submitted to Google My Business (requires physical address). Domain WHOIS must not list the physical address.

1. Social media -- concept-only posts.

Facebook or Instagram describing the business concept (secure rural storage, boats and caravans welcome, Rotorua area) without identifying location, suburb, or street. No GPS-tagged photos showing site exterior from the road. Responses to enquiries invite the person to call or email; address disclosed privately only if they proceed.

Channels explicitly not permitted before consent:

• Google Business Profile listing with address
• TradeMe property/storage listings with address or suburb
• Neighbourly posts identifying the site location
• Printed flyers in letterboxes
• Roadside signs or A-frames on Te Waerenga Road
• Facebook marketplace listings with location tag or map
• Any listing that aggregators (Google Maps, Apple Maps) could crawl and associate with the physical address
• Self-storage directory listings (StorageSeeker or equivalents)
• Any outdoor storage marketing using images or language that would allow identification of the physical site before consent

Phase 2/3 -- After Resource Consent is Granted

Once resource consent is granted, the constraint on public address disclosure is lifted.

1. Google Business Profile. Create a full profile with physical address, category, photos, hours, and services. Highest-impact single marketing action post-consent.

1. TradeMe storage listing. List outdoor bays and enclosed bays on TradeMe's storage category. Primary channel for NZ boat and caravan storage discovery. Include photos, dimensions, pricing, and address.

1. Website upgrade. Add a full location page with address, Google Maps embed, directions from Rotorua CBD, and proximity to the Hamurana boat ramp.

1. Boat ramp and recreation venue flyering. Printed flyers at Hamurana boat ramp public notice board, bait shops, fishing and boating clubs in the northern Rotorua area.

1. Neighbourly and local community boards. Post to the Hamurana and Ngongotaha/Rotorua Lakes Neighbourly communities.

1. Social media -- location-identified posts. Facebook and Instagram posts can now identify location by suburb and address, targeting Rotorua lake boating community groups.

1. On-property gate sign. One small identification sign at the gate (approximately 0.5 m², no illumination, gate-facing only) is expected to be permitted as a consent condition.

1. Self-storage directory listings. StorageSeeker, Storeganise, Storman operator directories.

---

Open Questions

1. National Storage Fairy Springs outdoor pricing (highest priority).

National Storage Fairy Springs (416 Ngongotaha Road, 07 357 2429) is the nearest formal commercial outdoor storage comparator to Hamurana. Their outdoor hardstand is listed as available but not priced publicly. A phone enquiry is the single most important action to calibrate the $50/week RV/boat rate. If National Storage charges $35–$40/week, the Max Storage rate needs adjustment downward; if they charge $50–$65/week, the $50/week rate is firmly positioned.

2. Storage King Rotorua outdoor pricing.

Storage King Rotorua (131 Te Huaki Crescent, 07 3456 424). Lower priority than National Storage but would complete the Rotorua competitor picture.

3. Actual enclosed bay dimensions.

The large/small classification (~44 m² and ~16 m²) is derived from the index file. Actual confirmed dimensions from Tom or the site plans are needed before enclosed bay pricing is finalised. If large bays are materially different from 44 m², the $/m²/month assessment changes.

4. Number of large vs small enclosed bays.

How many of the 12 enclosed bays are large (~44 m²) and how many are small (~16 m²)? This affects total enclosed bay revenue and the weighting of the two-tier pricing recommendation. The financial model needs this split.

5. Proportion of shed available for enclosed customer storage.

The consent strategy requires approximately 40% agricultural use of the site. How much of the shed can be allocated to customer storage without undermining the agricultural use evidence? Requires input from the planning consultant.

6. Informal rural storage pricing in Hamurana/Ngongotaha area.

What do local farm sheds currently charge for boat or caravan storage? Tom is the best source. This is the true competitive floor. If informal farm storage is available at $80–$120/month, the outdoor pricing needs clear value differentiation messaging (security, CCTV, 24-hour access, insurance-compatible conditions).

7. Single vs two-tier enclosed bay pricing.

If Ed prefers a single price across all enclosed bays for simplicity, $290–$310/month is a defensible midpoint but still underprices the large bays relative to the rural covered storage market. Ed should decide whether the simplicity benefit outweighs the revenue foregone on large bays.

8. Introductory pricing for Phase 1 referral customers.

If an introductory rate is offered (e.g., outdoor RV spots at $40/week for the first 3 months), the customer agreement must specify the conditions and timing of any transition to the standard rate. The transition timing could coincide with consent being granted -- the contract should anticipate this rather than requiring renegotiation mid-tenancy.

9. Pre-consent online presence audit.

Before Phase 1 launch, any existing online presence (Facebook, TradeMe, website) should be audited for address disclosures. Ed should confirm with Tom whether any current listing identifies the Te Waerenga Road address and remove or edit those before the first customer accesses the site.

10. Post-consent marketing activation timing.

The planning consultant engagement (target August 2026) will clarify whether consent is likely to be limited-term or indefinite. A limited-term consent (e.g., 5 years) changes the marketing investment calculus. Ed should flag this to the consultant before committing to post-consent marketing platform costs.

---

Financial Model -- Max Storage Operations

---

Inputs Used

Sourcing agent outputs read and incorporated:

Financial obligations compound requirements: POPULATED v3 (2026-04-09) — all cost baselines, intercompany lease structure, GST obligations, and Year-5 refinancing constraints extracted.

Market research: POPULATED (2026-04-09) — confirmed pricing; competitor benchmarks; outdoor demand drivers.

Confirmed decisions applied (not flagged as unconfirmed):

Large bay $400/month, small bay $230/month, car spots $25/week (standard), $35/week (car+trailer), RV/boat spots $50/week, outdoor storage concurrent with Phase 1 (Scenario A confirmed).

Key assumptions requiring confirmation — flagged [UNCONFIRMED]:

Intercompany rent rate (accountant required); FMG insurance premiums; RLC and BOPRC rates; loan covenant conditions (Jenny's documents outstanding); outdoor storage insurance endorsement quantum.

---

GST Treatment Note

All prices to customers are GST-inclusive (15% GST). All revenue figures in this model are GST-exclusive (divide inclusive receipts by 1.15). All cost figures are GST-exclusive unless otherwise noted. GST collected is a liability to IRD — it is not income. Input tax credits are recoverable on business costs. Both entities register for GST at or before first revenue.

Conversion reference: GST-exclusive = GST-inclusive ÷ 1.15.

---

Phase 1 Capital Costs

Phase 1 capital is required before the first paying customer. The security system and fire equipment are insurance preconditions — they are non-negotiable pre-revenue obligations.

Total Phase 1 capital: ~$8,130 (incl. GST) / ~$7,069 (ex. GST)

GST input tax credits on Phase 1 capital: ~$1,061 (recoverable in first GST return, provided both entities are GST-registered before expenditure is incurred).

IRD Investment Boost note: 20% of qualifying asset costs (cameras, NVR, alarm hardware in Phase 2) can be immediately expensed in the year of acquisition; the remaining 80% is depreciated. Estimated Year 1 Investment Boost benefit on camera/NVR hardware: ~$350 (20% × $1,748 ex-GST). [VERIFY WITH ACCOUNTANT: confirm asset categories against IR265 and confirm eligibility.]

Phase 2 Capital Costs (indicative — not committed)

Total indicative Phase 2 capital: ~$6,130 (incl. GST)

---

Operating Costs (Annual, Ex. GST)

Two cost centres: Max Storage Ltd (operator) and Douglas Enterprises Ltd (property owner). Both are shown because they form the consolidated financial picture for the Year-5 DSCR analysis.

Max Storage Ltd — Annual Operating Costs

Total annual operating — Max Storage Ltd (base case, mid estimates): ~$48,141/yr ex. GST

(Excluding conditional security monitoring and using mid-point intercompany rent of $35,000)

Without intercompany rent (Max Storage's own operating overhead): ~$13,141/yr ex. GST

Douglas Enterprises Ltd — Annual Obligations

Total annual obligations — Douglas Enterprises Ltd (ex. intercompany rent income): ~$39,988/yr ex. GST

Net Douglas Enterprises position (with intercompany rent at $35,000): $35,000 income – $39,988 cost = –$4,988/yr shortfall at base case intercompany rent.

Note: this shortfall means Douglas Enterprises cannot service the loan from Max Storage rent alone at the $35,000 base case rent level. See Year-5 DSCR analysis.

Rates Reclassification Risk (Stress Test)

From launch of outdoor storage at visible scale, MEDIUM reclassification risk applies per rates-levies-requirements.md v3. If reclassification to commercial occurs:

Budget: include $4,348/yr incremental rates as a likely cost from Year 2 onward (assuming consent filed Oct/Nov 2026 and reclassification follows within 12 months).

Revised Douglas Enterprises annual costs (from Year 2, assuming reclassification): ~$44,336/yr ex. GST

---

Revenue Model

Bay Count and Product Types

Car spot blended rate assumption: not all 40 car spots will command $35/week. Modelled at $25/week flat (conservative). If even 50% of car spots rent at $35/week (car+trailer), blended rate rises to $30/week — this improves outdoor revenue by ~$10,400/yr at full occupancy. Included in HIGH scenario sensitivity only.

Full-Capacity Annual Revenue (ex. GST)

Enclosed bays — 100% occupancy:

Outdoor storage — 100% occupancy:

Total at 100% occupancy (all products): $129,878/yr ex. GST

Revenue at Occupancy Scenarios

Notes on occupancy assumptions:

LOW scenario (40% indoor / 25% outdoor) reflects a slow early-stage operation with limited word-of-mouth reach, constrained by the pre-consent no-public-advertising restriction. This is a realistic Year 1 stress scenario.

MID scenario (65% indoor / 50% outdoor) reflects a stabilised operation with a solid referral network and good seasonal outdoor demand. This is the Year 3 base case.

HIGH scenario (85% indoor / 75% outdoor) reflects near-full utilisation achievable once resource consent is granted and full marketing channels are open. This is the Year 4–5 aspiration.

---

Break-Even Analysis

Break-even is defined as the occupancy level at which total Max Storage revenue equals total Max Storage operating costs (including intercompany rent). This is a cash-neutral position — it does not include capital recovery.

Max Storage total annual operating costs (base case): $48,141/yr ex. GST

Revenue needed to break even: $48,141/yr ex. GST

At uniform occupancy across both product lines (i.e., the same % applied to both indoor and outdoor):

$129,878 × X = $48,141

X = 37.1%

Break-even occupancy: approximately 37% of full capacity across both product lines.

This is approximately: 37% indoor occupancy AND 37% outdoor occupancy simultaneously, or any combination that produces the same total revenue. In practical terms:

• At LOW scenario (40% outdoor / 25% outdoor): revenue $38,386 — below break-even by ~$9,755. Still a deficit year.
• The business reaches cash-neutral at approximately 40% indoor + 32% outdoor (or MID indoor 40% + any outdoor rate above ~22%).
• Once outdoor occupancy reaches 35% with indoor at 40%, the operation turns cash-positive.

Break-even with capital amortisation (Phase 1 capital $7,069 ex. GST, straight-line over 5 years):

Add $1,414/yr capital charge: break-even revenue rises to $49,555, or approximately 38% of full capacity.

Key observation: Outdoor storage is the primary break-even lever. A 10-percentage-point increase in outdoor occupancy (from 25% to 35%) adds $9,044/yr in revenue — equivalent to moving from below break-even to above it. Indoor-only operation at 65% occupancy would generate only $25,638 — well short of operating costs. Outdoor storage is not supplementary; it is load-bearing.

---

Year 1 Projection

Scenario A confirmed: Outdoor storage commences concurrent with Phase 1. Revenue ramp-up assumed from ~May/June 2026.

Occupancy ramp-up assumption (10 operating months, May 2026 – Feb 2027):

Year 1 (10-month) approximate total revenue: ~$44,302 ex. GST

(Annualised equivalent: ~$53,162)

Year 1 full-year operating costs: $48,141 ex. GST

(Note: software and internet costs apply from launch; insurance from first customer; intercompany rent assumed from commencement of operations — lease must be in place before first revenue)

Year 1 result (10-month operating period):

Revenue: ~$44,302

Costs (10/12 proportion for non-fixed items, fixed items in full): ~$45,000 (estimated)

Year 1 net position: approximately –$700 to +$2,000 (near break-even; slightly negative to slightly positive depending on ramp speed)

Year 1 GST position (approximate):

GST on revenue: ~$44,302 × 15/100 × (10 months) ≈ $5,784 output tax

Less input tax credits on operating costs and Phase 1 capital: ~$1,061 capital + ~$1,300 operating inputs = ~$2,361

Net GST payable to IRD in Year 1: ~$3,423

(6-monthly filing; first return likely covers May–October 2026)

---

Year 3 Projection

Assumption: Stabilised occupancy at MID scenario (65% indoor / 50% outdoor). Resource consent obtained by late 2026 / early 2027. Full marketing channels open from Year 2.

Douglas Enterprises Year 3 position (with reclassification from Year 2):

At base case intercompany rent ($35,000), Douglas Enterprises operates at a deficit of approximately $9,300/yr once commercial reclassification occurs. This is the core financial tension in the model. Douglas Enterprises must fund this gap from other family income or the intercompany rent must be set higher. See Year-5 DSCR section.

Cumulative Year 3 position (Max Storage perspective):

Year 1: ~–$700 (approx)

Year 2: assume $15,000 surplus (partial ramp to MID)

Year 3: $23,237 surplus

Cumulative 3-year Max Storage surplus: approximately $37,500

Reserve fund Year 3 (one year interest reserve requirement: $29,140): Achievable if Year 2–3 surpluses are retained rather than distributed. Reserve accumulation must be a deliberate policy — Max Storage cannot distribute all surplus if Douglas Enterprises needs the intercompany rent lifted to service the loan.

---

Year 5 — Loan Refinancing Scenario

Loan Parameters

• Principal: $470,000
• Interest rate: 6.2% interest-only
• Annual interest: $29,140
• Term: 5 years from drawdown (confirm exact drawdown date from Jenny's documents)
• Refinancing target date: approximately Year 5 (2031 if drawdown was mid-2026)

DSCR Analysis at Year 5

The DSCR is calculated at the Douglas Enterprises level because that is the entity carrying the loan. DSCR = Net Operating Income available for debt service ÷ Annual interest obligation.

DSCR calculation structure (Douglas Enterprises):

Net Operating Income (NOI) available for debt service = Intercompany rent received – (insurance + rates + other DE costs excl. interest)

At 1.2× DSCR: NOI ÷ $29,140 = 1.2 → NOI = $34,968

Therefore: Intercompany rent – $15,631 = $34,968

Intercompany rent required for 1.2× DSCR: $50,599/yr (~$50,600/yr)

DSCR at MID Scenario Revenue (Intercompany Rent = $35,000)

NOI = $35,000 – $15,631 = $19,369

DSCR = $19,369 / $29,140 = 0.66×

This is materially below the 1.2× bank requirement. At base case intercompany rent ($35,000), the Year-5 DSCR is 0.66× — lenders will not refinance at this level.

DSCR Scenarios — Varying Intercompany Rent

At MID occupancy ($70,856 revenue):

The intercompany rent required for 1.2× DSCR is ~$50,600/yr. At this rent level, Max Storage retains a surplus of ~$7,237/yr after all operating costs — viable but tight.

Max Storage must be generating at least MID occupancy revenue ($70,856) before the intercompany rent can be set at $50,600 without Max Storage operating at a loss.

At HIGH occupancy ($101,353 revenue):

With rent at $50,600, Max Storage surplus = $101,353 – $50,600 – $13,141 = $37,612/yr. Strongly viable.

Arm's-Length Constraint on Intercompany Rent

The $50,600/yr required for 1.2× DSCR must also meet the IRD arm's-length test under ITA 2007 s GC 6. The indicative range from the intercompany requirements document is $23,000–$52,000/yr for shed + outdoor land combined. $50,600 sits within this range at the upper end but is not above it. However, the arm's-length rate is driven by market evidence for comparable rural shed + yard space in Hamurana, not by debt-service needs. If market evidence supports only $35,000–$40,000, the excess above market rate would not be deductible to Max Storage and would be re-characterised by IRD as a distribution. This tension is flagged for the accountant to resolve.

Reserve Fund at Year 5

Target: one year's interest ($29,140) held as a non-distributable reserve before refinancing.

At MID occupancy with intercompany rent at $45,000–$50,600:

• Max Storage annual surplus: $7,237–$13,237
• Cumulative surplus over 5 years (Years 2–5, accounting for ramp-up): approximately $45,000–$60,000
• Reserve fund of $29,140 is achievable by Year 4 if distributions are held

What happens if refinancing fails:

Douglas Enterprises must repay $470,000. Business cash flow cannot fund this. The realistic outcome is a sale of the property. This reinforces the need to have consented operations, stable revenue, and a demonstrated DSCR by Year 4 — to give a 12-month buffer before the refinancing deadline.

Interest Rate Risk at Refinancing

If NZ interest rates rise by Year 5:

At +2%, the required intercompany rent ($61,879) exceeds the upper bound of the indicative arm's-length range ($52,000). This creates a structural refinancing problem at HIGH interest rates unless revenue has grown beyond MID occupancy. HIGH occupancy scenario revenue ($101,353) with $62,000 rent leaves Max Storage with $101,353 – $62,000 – $13,141 = $26,212/yr surplus — viable but not comfortable.

Practical conclusion: The refinancing scenario is viable at current rates if MID or better occupancy is achieved by Year 3 and the intercompany rent is set at ~$50,000–$52,000 by then. A +2% rate rise at refinancing creates material stress that requires HIGH occupancy to absorb. The business should aim to demonstrate HIGH occupancy before Year 5 to provide refinancing headroom.

---

GST Summary

Annual GST Position (MID Occupancy, Stabilised Year)

Output tax (GST on revenue):

Total revenue ex. GST: $70,856

GST content: $70,856 × 15% = $10,628

Input tax credits (GST on Max Storage operating costs):

Intercompany rent: $35,000 × 15% = $5,250 (credit)

Software: $2,348 × 15% = $352

Insurance: $2,500 × 15% = $375

Internet: $1,450 × 15% = $218

Other operating: ~$6,321 × 15% = $948

Total input credits: ~$7,143

Net GST payable by Max Storage to IRD: $10,628 – $7,143 = $3,485/yr

(Filed 6-monthly; two returns of approximately $1,743 each)

Douglas Enterprises GST position:

GST charged on intercompany rent: $35,000 × 15% = $5,250 output tax

Input credits on DE costs (insurance, rates): approximately $9,654 × 15% = $1,448

Net GST payable by Douglas Enterprises: $5,250 – $1,448 = $3,802/yr

Note: rates (council charges) are not a supply for GST purposes — no input credit on rates. Insurance premiums are GST-inclusive — full input credit available. BOPRC rates may have a GST component — confirm with BOPRC.

GST grouping note: If Max Storage Ltd and Douglas Enterprises Ltd qualify for GST grouping (66%+ common ownership — confirm with accountant), the intercompany rent GST invoicing is eliminated. Net GST position across the group: output tax on customer revenue only (~$10,628) less external input credits (~$2,000) = ~$8,600/yr. [VERIFY WITH ACCOUNTANT]

---

Sensitivity Analysis

Interest Rate Scenarios at Year-5 Refinancing

Occupancy Sensitivity (Annual Revenue and Net Position, MID Rent $35,000)

Note: DSCR is constant in above table because intercompany rent ($35,000) is fixed. The surplus Max Storage generates at HIGH occupancy would allow the rent to be lifted — this is how DSCR improves. See DSCR scenarios in Year-5 section above.

What If Outdoor Occupancy Stays Below 50% for 2+ Years

At LOW scenario (40% indoor / 25% outdoor), Max Storage runs an annual deficit of approximately $9,755. Over two years this is a cumulative loss of ~$19,500. Douglas Enterprises is simultaneously running a deficit of ~$4,988–$9,336/yr (pre- and post-reclassification). The combined two-entity deficit over two LOW-occupancy years is approximately $30,000–$50,000 — which must be funded from family equity or working capital.

This scenario is survivable but requires Douglas Enterprises to have approximately $30,000 in reserve or available working capital, and Max Storage to have enough working capital to cover operating costs until outdoor occupancy builds. The risk is highest in the first 18 months.

Mitigation: Early word-of-mouth activation (boating club, lake community) is the most important risk mitigation. Even 6–8 confirmed RV/boat customers in the first 3 months (30% of 20 spots) adds $7,800/yr in outdoor revenue, significantly improving the Year 1 cash position.

Insurance Cost Variance

If FMG quotes above the estimated ranges:

At the high insurance scenario, combined entity costs rise by ~$7,500/yr — material enough to delay break-even by approximately 6 months.

---

Year 1–5 Projections (Summary Table)

All figures ex. GST, NZD. Max Storage Ltd perspective. Scenario A (outdoor concurrent).

Year 4 and 5 operating costs slightly higher to reflect potential ARC monitoring ($522), rates reclassification passing through rent, and miscellaneous growth costs.

Year 5 rent is lifted to $50,600 (the 1.2× DSCR requirement) — this is feasible at the projected Year 5 revenue level ($94,951) and leaves Max Storage with a $44,351 surplus before owner drawings.

Douglas Enterprises Year 1–5 summary:

Year 5 is the first year Douglas Enterprises operates with a positive net position after interest. The loan can then be serviced from operations. This is the target state for refinancing.

DE Year 1 costs include rural rates only ($4,348 RLC + $870 BOPRC). Year 2+ includes reclassification upward to commercial estimate.

---

Key Risks and Open Questions

Weakest Assumptions in the Model

1. Intercompany rent — single largest variable.

The $35,000 base case rent is a mid-point estimate with no accountant validation or market evidence. The actual arm's-length rate could be $23,000 or $52,000. A $10,000 movement either way shifts Max Storage's annual surplus by $10,000 and changes the DE DSCR picture materially. This is the highest-priority input to firm up. [BLOCKED on accountant advice and market evidence.]

2. Insurance premiums — FMG quote still outstanding.

The FMG quote was sought 2026-03-28 and has not been received. At the high insurance estimate, combined entity costs are ~$7,500/yr higher than modelled. This is the second-largest unresolved variable. [ACTION: Ed to follow up with FMG urgently.]

3. Council rates — direct inquiry required.

RLC and BOPRC rate estimates are based on general NZ council benchmarks, not confirmed property-specific figures. If the property is already partially reclassified or carries a Lake Rotorua targeted rate, actual rates may be higher. [ACTION: Ed or Tom to call RLC (07 348 4199) and BOPRC (0800 884 880).]

4. Arm's-length constraint vs DSCR requirement.

The intercompany rent needed for 1.2× DSCR at current rates (~$50,600) sits at the upper end of the indicative arm's-length range ($23,000–$52,000). The accountant must confirm whether $50,600 meets the arm's-length test for a rural shed + outdoor yard of this profile. If the market rate is below $50,600, the shortfall cannot be structured as rent and Douglas Enterprises must fund the loan interest gap from other sources.

5. Outdoor occupancy ramp-up speed.

The model assumes 28% average outdoor occupancy in Year 1. This is achievable if word-of-mouth reach is activated early. If outdoor occupancy averages only 15–20% in Year 1 (slower ramp), Year 1 deficit grows to $5,000–$10,000. The pre-consent no-advertising constraint means early customers must come from Ed's and Tom's personal networks — the strength of those networks is the primary uncertainty.

6. Planning/consent risk — outdoor storage.

The resource consent application must cover outdoor vehicle storage. The non-notification risk assessment has improved given the site's very low road visibility (confirmed in knowledge index v2026-04-09) — RVs and boats are substantially invisible from Te Waerenga Road, reducing the visual impact adverse effect that typically drives non-notification assessment. The residual visual risk is from neighbouring dwellings, not the road. However, a notified hearing would delay consent and extend the pre-consent revenue period, worsening the early-year financial position. This risk cannot be fully quantified here — it is a planning consultant question.

7. Loan covenant conditions (Jenny's documents).

Actual loan covenant conditions remain unknown. If the loan restricts commercial leasing without bank consent, the intercompany lease cannot be signed until consent is obtained — and no customer revenue can flow until then. This is a pre-revenue blocker. [HIGHEST PRIORITY: Ed to obtain loan documents from Jenny.]

What Ed Needs to Decide to Firm Up the Model

Dependencies on Other Agents Not Yet Producing Output

All sourcing agents have produced output. No additional sourcing outputs are pending. The remaining blockers are all owner-action items or professional-advice items listed above.

---

Planning Risk — Outdoor Storage Visibility Update

Per the confirmed site context (knowledge index, 2026-04-09): the site has very low visibility from Te Waerenga Road. RVs, boats, and vehicles stored in the outdoor area are substantially invisible from the road. This is a material positive change to the planning risk assessment relative to a generic rural zone outdoor storage assessment.

Consequence for the financial model:

The pre-consent enforcement risk for outdoor storage operating at Phase 1 scale is lower than previously assumed under a generic rural zone analysis. The MEDIUM reclassification risk from rates-levies v3 may overstate the visual detectability risk for drive-by council valuers. The remaining visual risk is from neighbouring dwellings — a more targeted and manageable risk.

This does not eliminate the need for resource consent. It does improve the probability of non-notification, which reduces the risk of a lengthy notified hearing delaying consent and extending the pre-consent revenue period. If non-notification is achieved, consent resolution by late 2026 / early 2027 is realistic, supporting the Year 2–3 revenue assumptions in this model.

The planning consultant's pre-launch written confirmation (required before first outdoor customers per evidence-documentation-requirements v4) must be sought with this visibility context explicitly provided. The AEE scope should focus visual impact assessment on neighbouring dwellings, not road visibility.

---

Sources: All figures derived from POPULATED sourcing agent outputs (2026-04-09), financial obligations compound requirements v3 (2026-04-09), market research (2026-04-09), tax-gst-requirements v3 (2026-04-09), rates-levies-requirements v3 (2026-04-09), and knowledge index site context (2026-04-09). Confirmed pricing decisions applied directly without uncertainty flags. All items marked [UNCONFIRMED] require either professional advice (accountant, FMG) or direct council inquiry before the model can be finalised.

This model is a financial planning tool, not audited accounts, not tax advice, and not legal advice. No figure in this document should be relied upon for loan applications, tax returns, or legal obligations without professional review.