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Official page updated 18 September 2026: revised repayment proposals and bill introduction in the next Parliamentary term. Changes remain subject to legislation, exemptions, and transition rules.

Monitoring record reviewed on 22 June 2026. Capture the dated source page or publication before reusing a changed factual claim.

Monitoring record reviewed on 22 June 2026. Capture the dated source page or publication before reusing a changed factual claim.

Monitoring record reviewed on 22 June 2026. Capture the dated source page or publication before reusing a changed factual claim.

Monitoring record reviewed on 22 June 2026. Capture the dated source page or publication before reusing a changed factual claim.

Same official reform page as hud-retirement-villages-act-reform, checked 8 October 2026. The former mid-2026 introduction expectation is superseded by next Parliamentary term.

Linked by HUD as the official retirement-villages register on 22 June 2026.

Official statutory-role page used as the stable monitoring entry point.

Commercial issuer primary evidence for FY2024. All 138 physical pages inspected, including visually rendered financial/governance text that extraction missed. Financial statements are audited; underlying profit, surveys, care narratives, targets and development plans have different assurance limits. Resident survey response counts/rates are not established. Mixed unit/bed counts, employee headcounts, equity-accounted joint ventures and emissions exclusions are not interchangeable. Coastal flood screening excludes Bay of Plenty. Climate scenarios contain fictional future events and are not current law. Separate GHG assurance is described by the issuer but its entire separate inventory/assurance engagement was not reviewed here. July PDF metadata follows the issuer’s June release. Original filename, PDF bytes and June 2026 access history are preserved; exact current publisher bytes verified 10 October 2026. FY2026 reports now exist, so FY2024 plans, contacts, ownership/roles and service claims are historical. No investment recommendation, current contract interpretation or independent care-quality certification.

Commercial issuer primary evidence for the year ended 31 March 2024; all 49 physical spread pages inspected. Printed and physical numbering differ. Report date 25 June is established, but its first public-release day was not independently established. Financial authorisation/audit date 29 May is separate. The financial opinion excludes wider narrative; adjusted metrics are unaudited and their separate results-presentation reconciliation was not reviewed. Resident and Facility Manager survey denominators and response counts/rates are not disclosed here. Care certifications, staffing, contracts, roles, home-support plans and July 2024 climate publication plans remain historical claims, not current legal/service/clinical assurance. The separate climate statement and any later outcomes were not certified by this review. Current and legacy issuer PDF bytes both match the retained original; 2026 hosting directory is not publication. Preserve original filename, bytes and June 2026 access history. Review performed 10 October 2026; issuer now lists FY2026 editions. No investment recommendation or universal legal interpretation of the report’s ORA/accounting terms.

Commercial issuer primary evidence for the year ended 30 June 2025; all 76 physical pages inspected. Publication on 29 August is distinct from 28 August signatures/production. Profile figures exclude the 50%-owned Palmerston North joint venture, although the directory also lists that village and the financial statements equity-account for it. Completed units and care suites, planned landbank, bureau shift requests and employee survey participation have different denominators. Financial audit excludes wider care/workforce/climate narrative; separate climate/SLL assurance engagements were not fully reviewed here. Market-based, location-based and intensity emissions measures are not interchangeable. Future development, suite admission, technology, climate and Napier transaction plans are not confirmed outcomes. Historic ORA terms in financial notes do not establish universal current contract/legal rights. Original PDF/name/hash/category and June 2026 access history are preserved; current issuer-linked bytes verified 10 October 2026. FY2026 reports now exist. No current care-access guarantee, independent clinical-quality assessment or investment recommendation.

Commercial primary issuer evidence for FY2026, with all 42 original pages inspected. Catalogue publication day follows issuer archive 27 May; financial approval/audit 27 May and exchange publication 28 May are distinct, with first availability not independently determined. Audited financial statements cover pp. 9–34; portfolio/feedback/development narrative and underlying EBITDA have separate assurance limits. NPS timing, sample, response rate and care/living breakdown are absent. No numeric EBITDA reconciliation is established here. Mixed units/beds, rounded people counts and an equity-accounted JV are not interchangeable. Valuation sensitivities and assumptions about future subsidies are modelling inputs, not enacted policy, predictions or resident liabilities. Future projects and conditional Cascades sale remain proposals at this edition’s date. Financial notes retain some legacy agency terminology and must not be used as a current referral pathway or legal guidance; ORA accounting descriptions are not individual refund guarantees. Original PDF/name/category and June 2026 access history preserved; both issuer-CDN and NZX original bytes verified 10 October 2026. No independent clinical certification, current access guarantee or investment recommendation.

Two-page commercial issuer announcement; both pages inspected and visually checked. It describes audited results but contains no financial statements or independent auditor opinion. Underlying EBITDA is explicitly unaudited; its numeric reconciliation is not supplied. Rounded financial values, mixed suites/apartments, gross ORA resales and investment-property movement have different meanings. No numerical occupancy rate, survey method, clinical outcome study or current service-access guarantee is established. Demographic demand and housing-market outlook are forecasts/company views. Exact current NZX attachment matches preserved bytes; the legacy announcements.nzx.com attachment path returned404, so the discovered current public API URL is used. Original filename, category, PDF and June 2026 access preserved; reviewed 10 October 2026. This is a distinct source from doc-0194, not a duplicate annual report. No investment recommendation or current legal interpretation.

Four-page issuer release, fully read and visually inspected; commercial primary evidence rather than independent clinical/sector evaluation. It reports audited results without reproducing statements/audit opinion. Separate investor-presentation reconciliation and financial statements were not fully reviewed in this scoped record audit. AFFO/underlying EBITDA are unaudited; care EBITDAR has a same-site partial-year exclusion. Portfolio and occupancy are dated company measures, not present-day vacancy/staffing/clinical guarantees. Karori settlement, villa/care developments and FY2027 growth are original forecasts; later completion is not established here. Belfast purchase/earthworks do not establish an open care home. Home-support claims omit client counts, eligibility, funding and independent outcomes; Luma claims have no comparative clinical proof here. Dividend headline is retained for source identity, without certifying tax calculations or recommending investments. Current NZX original bytes match; migrated issuer archive bytes differ, although all four page-text and rendered-pixel comparisons match. Preserve original PDF/name/category/June 2026 access. Review10 October 2026 is distinct from 13 May release and31 March reporting period. No inferred current roles, service entitlement or investment recommendation.

All 130 physical pages read and visually reviewed; selected tables/footnotes independently checked in preserved PNG proofs. Confidence concerns source identity and faithful figures, not independent validation of provider outcomes. Current issuer PDF is byte-identical to the preserved original; NZX’s 130-page attachment has different bytes and one page 2 caption hyphen difference in extracted text, so is not claimed byte-identical. Use visible annual-report printed pages, not duplicated/clipped accounting-text extraction numbering. Financial audit assurance covers statements/notes, not the other annual-report narrative. Non-GAAP measures need their definitions; FY25 comparisons are restated. Mature NZ/AU occupancy lacks a published subset denominator; beds/units and organisation-wide people are not current vacancies, staffed capacity or care FTE. NPS 47 and 78% team response are distinct measures with incomplete methods. Product, clinical and environmental narratives are company claims; forecasts and targets are not completed outcomes. June policy expectations are historical: Ministry report released 17 August 2026, not proof of funding implementation. Current individual contracts, later project openings, future dividends and legal/medical/financial advice are not verified by this report. Original PDF/name/category and June 2026 access preserved; 5 June publication, 31 March period and 10 October evidence review remain distinct.

Authored synthesis of provider reporting, not another issuer original. Reconciled to all 130 physical pages of doc-0206 on 10 October 2026; preserved original June brief text/hash in dedicated source audit. Primary link corrected from separate bond proposal 473748 to annual-report release 473909. Finance-cost and impairment gross/net comparisons, per-bed half-year denominator, conditional dividends, care-centre closures and June policy chronology corrected. Original year-only brief publication precision, filename/category/June access retained; 5 June is the underlying report date. Section 9’s historic 8 June news/analyst additions remain expressly unverified historical assertions. Provider operational and financial boundaries in doc-0206 apply; no independent clinical validation, live vacancies, current individual contracts or investment advice.