A planning authority told our client that individual heat pumps would only be acceptable with triple glazing. We were asked to work out which was cheaper.

A scheme can be caught by one and escape the other two. Getting this wrong is not a compliance problem, it is a land value problem, because each of the three has a price.

This is not a planning risk to keep an eye on. It is a statutory cost, fixed by the date of your Building Control application, which on a good many schemes is a decision that has to be taken within the next fortnight.

It is the net to gross. A second core takes saleable area out of every floor of the building, and on a scheme already consented that loss has nowhere to go.

Statutory and planning costs have been accumulating one at a time, each announced separately and each absorbed separately. Added together they are no longer a line in the appraisal.

The regulator has halved its median decision time on new build applications. It is a genuine improvement, and it still puts 5 months between a finished design and a spade in the ground.

Structural steel up 17.7% in a year • Biodiversity net gain exemptions took effect on 6 August • 343 construction insolvencies in July • Gateway 2 now runs at a 22 week median.

Domestic brick production has fallen and imports have filled the gap. For a developer that shows up as specification risk long before it shows up as rate.

Almost every delay in getting an estimate back is an information delay at the front, not a production delay in the middle. Here is the whole list, and why each item is on it.

There is a comfortable assumption that a slower market means keener prices. It is worth testing, because the last two years have not behaved in that way.

Forecast inflation and risk are two different things and putting them in the same line of an appraisal is how a scheme ends up under-funded while looking prudent on paper.

The order in which advice gets commissioned is largely a matter of habit. It is also, on a surprising number of schemes, the difference between a site that works and a site that sits.