#1 EV-001
{
"id": "EV-001",
"source_id": "SRC-001",
"locator": {
"lines": "L16-L131"
},
"claim": "A property development business plan comprises executive summary, company description and structure, market analysis, development strategy, marketing and sales, financial projections and funding, operational plan, risk and contingency, and exit strategy.",
"support": "explicit",
"supports": [
"AX-DOM-recommendsSection",
"AX-RNG-recommendsSection",
"AX-SUB-BusinessPlan-InformationArtefact",
"TERM-BusinessPlan",
"TERM-DocumentSection",
"TERM-DocumentSectionScheme",
"TERM-Section_CompanyDescription",
"TERM-Section_DevelopmentStrategy",
"TERM-Section_ExecutiveSummary",
"TERM-Section_ExitStrategy",
"TERM-Section_FinancialProjections",
"TERM-Section_MarketAnalysis",
"TERM-Section_MarketingAndSales",
"TERM-Section_OperationalPlan",
"TERM-Section_RiskAndContingency",
"TERM-recommendsSection"
],
"confidence": 1,
"notes": null
}#2 EV-002
{
"id": "EV-002",
"source_id": "SRC-002",
"locator": {
"lines": "L37-L61"
},
"claim": "A development plan contains an executive summary, company description, project description (location, type, scope, outcomes), financial projections, a timeline with milestones and a risk-management section.",
"support": "explicit",
"supports": [
"AX-DOM-recommendsSection",
"AX-RNG-recommendsSection",
"TERM-DocumentSection",
"TERM-Section_ExecutiveSummary",
"TERM-Section_MarketAnalysis",
"TERM-Section_ProjectDescription",
"TERM-Section_TimelineMilestones",
"TERM-recommendsSection"
],
"confidence": 1,
"notes": null
}#3 EV-003
{
"id": "EV-003",
"source_id": "SRC-015",
"locator": {
"lines": "L349-L363"
},
"claim": "A real-estate business plan is written through a stepwise process including SWOT analysis, SMART goals, services and business model, four-Ps marketing, team, financial plan, risk and contingency, regular review and an appendix.",
"support": "explicit",
"supports": [
"AX-SUB-BusinessPlan-InformationArtefact",
"TERM-BusinessPlan",
"TERM-Section_SWOT"
],
"confidence": 0.9,
"notes": "US-oriented vendor article; generic planning practice."
}#4 EV-004
{
"id": "EV-004",
"source_id": "SRC-002",
"locator": {
"lines": "L45"
},
"claim": "A project description specifies location, type, scope and expected social, economic or environmental outcomes of a specific development project.",
"support": "explicit",
"supports": [
"AX-DOM-producesArtefact",
"AX-RNG-producesArtefact",
"AX-SUB-ProjectPlan-InformationArtefact",
"TERM-ProjectPlan",
"TERM-Role_Developer",
"TERM-Section_ProjectDescription",
"TERM-producesArtefact"
],
"confidence": 1,
"notes": null
}#5 EV-005
{
"id": "EV-005",
"source_id": "SRC-010",
"locator": {
"lines": "L48"
},
"claim": "A feasibility study analyses income and cost streams and is a component of a business plan or information memorandum; an information memorandum is the document used to raise project funding from investors.",
"support": "explicit",
"supports": [
"AX-SUB-FeasibilityStudy-InformationArtefact",
"AX-SUB-InformationMemorandum-InformationArtefact",
"TERM-FeasibilityStudy",
"TERM-InformationMemorandum"
],
"confidence": 1,
"notes": null
}#6 EV-006
{
"id": "EV-006",
"source_id": "SRC-010",
"locator": {
"lines": "L48"
},
"claim": "A typical information memorandum of 25-30 pages contains executive summary, development overview and structure, location details, project plan and milestones, team credentials, target market and marketing plan, financial plan, investment/lending offer and risk management.",
"support": "explicit",
"supports": [
"AX-DOM-recommendsSection",
"AX-RNG-recommendsSection",
"AX-SUB-InformationMemorandum-InformationArtefact",
"TERM-InformationMemorandum",
"TERM-Section_InvestmentOffer",
"TERM-Section_LocationDetails",
"TERM-Section_TeamCredentials",
"TERM-recommendsSection"
],
"confidence": 1,
"notes": "Vendor page; structure presented as typical rather than mandated."
}#7 EV-007
{
"id": "EV-007",
"source_id": "SRC-001",
"locator": {
"lines": "L90-L103"
},
"claim": "Essential financial projections are an income statement (3-5 years), cash-flow statement, balance sheet, break-even analysis and return on investment.",
"support": "explicit",
"supports": [
"AX-SUB-FinancialModel-InformationArtefact",
"TERM-FinancialModel",
"TERM-Section_FinancialProjections"
],
"confidence": 1,
"notes": null
}#8 EV-008
{
"id": "EV-008",
"source_id": "SRC-111",
"locator": {
"section": "Category Summary, paragraphs 6-7"
},
"claim": "The financial model should include profit-and-loss, cash-flow forecast, balance sheet, sources-and-uses schedule, equity requirement, debt structure, break-even, ROI, IRR and exit value, and sensitivity analysis is essential.",
"support": "explicit",
"supports": [
"AX-SUB-FinancialModel-InformationArtefact",
"TERM-FinancialModel"
],
"confidence": 0.9,
"notes": "Category synthesis compiled 14 Sep 2026."
}#9 EV-009
{
"id": "EV-009",
"source_id": "SRC-111",
"locator": {
"section": "Category Summary, paragraph 8"
},
"claim": "A risk register should cover title, environmental, planning refusal, building and fire, contractor, defects, cost overruns, insurance, market downturn, interest rate, funding, demand, cyber and exit liquidity risks, each with an owner, likelihood, impact, mitigation, trigger and response.",
"support": "explicit",
"supports": [
"AX-SUB-RiskRegister-InformationArtefact",
"TERM-RiskCat_ConstructionCost",
"TERM-RiskCat_MarketCycle",
"TERM-RiskCat_Policy",
"TERM-RiskRegister",
"TERM-Section_RiskAndContingency"
],
"confidence": 0.9,
"notes": null
}#10 EV-010
{
"id": "EV-010",
"source_id": "SRC-111",
"locator": {
"section": "Category Summary, paragraph 9"
},
"claim": "Implementation should contain a dated milestone schedule, role matrix, approval gates, governance meetings, reporting cadence, document controls, budget reviews and plan-update rules.",
"support": "explicit",
"supports": [
"AX-SUB-ImplementationSchedule-InformationArtefact",
"TERM-ImplementationSchedule",
"TERM-ProjectPhase",
"TERM-Section_TimelineMilestones"
],
"confidence": 0.9,
"notes": null
}#11 EV-011
{
"id": "EV-011",
"source_id": "SRC-111",
"locator": {
"section": "Category Summary, paragraph 4"
},
"claim": "The development strategy runs from site identification and acquisition through due diligence, planning, design, approvals, procurement, construction, commissioning, leasing or sales, settlement and exit.",
"support": "explicit",
"supports": [
"AX-DOM-producesArtefact",
"AX-DOM-usesStrategy",
"AX-RNG-producesArtefact",
"AX-RNG-usesStrategy",
"AX-SUB-DevelopmentProject-Activity",
"TERM-DevelopmentProject",
"TERM-Role_Developer",
"TERM-Strategy_SmallScaleDevelopment",
"TERM-producesArtefact",
"TERM-usesStrategy"
],
"confidence": 0.9,
"notes": null
}#12 EV-012
{
"id": "EV-012",
"source_id": "SRC-111",
"locator": {
"section": "Category Summary, paragraph 4"
},
"claim": "A development plan should identify planners, architects, engineers, surveyors, certifiers, builders, agents, lawyers, accountants, financiers and property managers.",
"support": "explicit",
"supports": [
"TERM-Role_Adviser"
],
"confidence": 0.9,
"notes": null
}#13 EV-013
{
"id": "EV-013",
"source_id": "SRC-006",
"locator": {
"lines": "L100"
},
"claim": "A business plan is an internal strategy document whereas a business proposal is an external document making a specific request such as investment or partnership.",
"support": "explicit",
"supports": [
"AX-SUB-BusinessPlan-InformationArtefact",
"TERM-BusinessPlan"
],
"confidence": 1,
"notes": null
}#14 EV-014
{
"id": "EV-014",
"source_id": "SRC-001",
"locator": {
"lines": "L120-L125"
},
"claim": "Development risk categories include market downturn, construction delay and cost overrun, zoning and building-code change, environmental challenges and financing/interest-rate risk.",
"support": "explicit",
"supports": [
"TERM-Section_RiskAndContingency"
],
"confidence": 1,
"notes": null
}#15 EV-020
{
"id": "EV-020",
"source_id": "SRC-112",
"locator": {
"section": "Category Summary, paragraph 2"
},
"claim": "The source material describes buy and hold, renovate and rent, fix and flip, short-term accommodation, cash-flow investing, commercial property, dual-income property, rooming houses, co-living, managed investments and more passive approaches as investment strategies.",
"support": "explicit",
"supports": [
"AX-RNG-hasStrategy",
"TERM-InvestmentStrategy",
"TERM-InvestmentStrategyScheme",
"TERM-Role_Investor",
"TERM-Strategy_ManagedInvestment",
"TERM-hasStrategy"
],
"confidence": 0.9,
"notes": null
}#16 EV-021
{
"id": "EV-021",
"source_id": "SRC-005",
"locator": {
"lines": "L53-L61"
},
"claim": "Buy and hold is long-term ownership for capital growth and rent; fix and flip acquires undervalued property to renovate and resell; short-term rental targets tourist markets; renovate and rent modernises older assets for long-term tenants; the cash-flow strategy prioritises yield and low vacancy.",
"support": "explicit",
"supports": [
"AX-DOM-strategyUsesAccommodationType",
"AX-DOM-strategyUsesOperatingModel",
"AX-DOM-usesStrategy",
"AX-RNG-strategyUsesAccommodationType",
"AX-RNG-strategyUsesOperatingModel",
"AX-RNG-usesStrategy",
"TERM-AccommodationType_ShortStay",
"TERM-InvestmentStrategy",
"TERM-InvestmentStrategyScheme",
"TERM-Segment_Tourists",
"TERM-Strategy_BuyAndHold",
"TERM-Strategy_CashFlow",
"TERM-Strategy_FixAndFlip",
"TERM-Strategy_RenovateAndRent",
"TERM-Strategy_ShortTermRental",
"TERM-strategyUsesAccommodationType",
"TERM-strategyUsesOperatingModel",
"TERM-usesStrategy"
],
"confidence": 1,
"notes": null
}#17 EV-022
{
"id": "EV-022",
"source_id": "SRC-003",
"locator": {
"lines": "L29-L45"
},
"claim": "Most rental owners are investors, not businesses, regardless of property count; carrying on a rental-property business requires significant size and scale, hours, personal involvement and business-like conduct, per the indicators in TR 97/11.",
"support": "explicit",
"supports": [
"AX-RNG-hasTaxClassification",
"TERM-Role_Investor",
"TERM-TaxClassification",
"TERM-TaxClassificationScheme",
"TERM-Tax_RentalBusiness",
"TERM-Tax_RentalInvestment",
"TERM-hasTaxClassification"
],
"confidence": 1,
"notes": "ATO guidance QC 66425 (authoritative)."
}#18 EV-023
{
"id": "EV-023",
"source_id": "SRC-017",
"locator": {
"lines": "L17-L37"
},
"claim": "Commercial property offers higher rent, longer leases and fewer tenant issues, with SEQ yields of 4-7%, but carries total-income vacancy risk, high entry cost and limited resale.",
"support": "explicit",
"supports": [
"TERM-Strategy_CommercialProperty"
],
"confidence": 0.8,
"notes": "Promotional comparison by a rooming-house vendor."
}#19 EV-024
{
"id": "EV-024",
"source_id": "SRC-112",
"locator": {
"section": "Category Summary, paragraphs 5-6"
},
"claim": "Financing analysis covers deposit and equity, serviceability, LVR, interest-only versus principal-and-interest, lender treatment of rent and refinancing; underwriting should use net yield, cash-on-cash return, debt service coverage, equity requirement and break-even occupancy.",
"support": "explicit",
"supports": [
"TERM-Metric_DSCR",
"TERM-Metric_LVR",
"TERM-RiskCat_InterestRate",
"TERM-Role_Lender"
],
"confidence": 0.9,
"notes": null
}#20 EV-025
{
"id": "EV-025",
"source_id": "SRC-025",
"locator": {
"lines": "L99-L109"
},
"claim": "Dual-income property is best positioned mid-portfolio (properties 3-5) after initial growth assets, and concentrates capital in a single asset.",
"support": "explicit",
"supports": [
"AX-DOM-inPortfolio",
"AX-RNG-hasStrategy",
"AX-RNG-inPortfolio",
"TERM-Portfolio",
"TERM-RiskCat_Concentration",
"TERM-hasStrategy",
"TERM-inPortfolio"
],
"confidence": 1,
"notes": null
}#21 EV-026
{
"id": "EV-026",
"source_id": "SRC-011",
"locator": {
"lines": "L123"
},
"claim": "APRA serviceability rules apply a 3 percentage-point rate buffer and lenders shade rental income to 70-80%, limiting a PAYG earner on $130-150k to roughly 2-3 investment properties.",
"support": "explicit",
"supports": [
"TERM-Role_Lender"
],
"confidence": 0.7,
"notes": "Forum commentary; consistent with SRC-201 L216."
}#22 EV-030
{
"id": "EV-030",
"source_id": "SRC-025",
"locator": {
"lines": "L35-L39"
},
"claim": "A dual income property is a single land parcel configured to produce two separate rental streams; subtypes are duplex, dual key, dual occupancy and house with granny flat.",
"support": "explicit",
"supports": [
"AX-DOM-strategyUsesAccommodationType",
"AX-RNG-strategyUsesAccommodationType",
"AX-SUB-Dwelling-PropertyAsset",
"TERM-Dwelling",
"TERM-Strategy_DualIncome",
"TERM-strategyUsesAccommodationType"
],
"confidence": 1,
"notes": null
}#23 EV-031
{
"id": "EV-031",
"source_id": "SRC-025",
"locator": {
"lines": "L41-L47"
},
"claim": "A duplex is two dwellings on one lot (single title or subdivided); a dual key is one building with two self-contained sections on one title; dual occupancy is two dwellings on one lot; a granny flat is a secondary dwelling of roughly 60-80 m2 depending on state.",
"support": "explicit",
"supports": [
"AX-SUB-Dwelling-PropertyAsset",
"TERM-AccommodationType_DualKey",
"TERM-AccommodationType_DualOccupancy",
"TERM-AccommodationType_Duplex",
"TERM-AccommodationType_SecondaryDwelling",
"TERM-Dwelling",
"TERM-Strategy_DualIncome"
],
"confidence": 1,
"notes": null
}#24 EV-032
{
"id": "EV-032",
"source_id": "SRC-025",
"locator": {
"lines": "L85-L93"
},
"claim": "State dual-occupancy rules differ: NSW requires 450 m2 minimum lot and 12 m frontage in R2 zones; Victoria typically 500-600 m2 lots; Queensland councils set limits; WA ancillary dwellings under 70 m2 need no approval since 2024; SA allows up to 70 m2 and non-family rentals.",
"support": "explicit",
"supports": [
"TERM-AccommodationType_SecondaryDwelling",
"TERM-lotSizeSqm"
],
"confidence": 0.9,
"notes": "Dated 16 July 2026; vendor summary of state rules."
}#25 EV-033
{
"id": "EV-033",
"source_id": "SRC-025",
"locator": {
"lines": "L75"
},
"claim": "A new dual-income build attracts about $28,000 of first-year depreciation versus about $10,000 for an older house.",
"support": "explicit",
"supports": [
"TERM-Metric_Depreciation"
],
"confidence": 0.8,
"notes": "Illustrative vendor figure."
}#26 EV-034
{
"id": "EV-034",
"source_id": "SRC-025",
"locator": {
"lines": "L77"
},
"claim": "The May 2026 Federal Budget provides that from 1 July 2027 negative gearing on established residential investment property bought after budget night is restricted while new builds keep full negative gearing and the 50% CGT discount.",
"support": "explicit",
"supports": [
"ISSUE-006"
],
"confidence": 0.8,
"notes": "Secondary report of a budget measure; compare EV-130."
}#27 EV-040
{
"id": "EV-040",
"source_id": "SRC-008",
"locator": {
"lines": "L13-L20"
},
"claim": "Six common property investment ownership structures are individual name, joint ownership, discretionary family trust, unit trust, company and self-managed super fund.",
"support": "explicit",
"supports": [
"AX-RNG-heldUnder",
"TERM-OwnershipStructure",
"TERM-OwnershipStructureScheme",
"TERM-heldUnder"
],
"confidence": 1,
"notes": null
}#28 EV-041
{
"id": "EV-041",
"source_id": "SRC-008",
"locator": {
"lines": "L32-L54"
},
"claim": "Individual ownership suits first-time investors using negative gearing with low personal risk; joint tenants hold equal shares with survivorship; tenants in common hold specified shares that pass to the estate.",
"support": "explicit",
"supports": [
"AX-DISJ-001",
"AX-DOM-hasCharacteristic",
"AX-RNG-hasCharacteristic",
"AX-SUB-Person-Party",
"AX-SUB-Person-Person",
"TERM-OwnershipStructure",
"TERM-Person",
"TERM-Structure_Individual",
"TERM-Structure_JointTenants",
"TERM-Structure_TenantsInCommon",
"TERM-hasCharacteristic"
],
"confidence": 1,
"notes": "Article mislabels survivorship as 'Right of Ownership'."
}#29 EV-042
{
"id": "EV-042",
"source_id": "SRC-008",
"locator": {
"lines": "L58-L106"
},
"claim": "A discretionary trust distributes at the trustee's discretion and offers asset protection; a unit trust gives fixed interests suited to unrelated investors; a company loses the 50% CGT discount; an SMSF suits retirement savers without short-term liquidity needs.",
"support": "explicit",
"supports": [
"AX-DISJ-001",
"AX-DOM-hasCharacteristic",
"AX-RNG-hasCharacteristic",
"AX-SUB-Organisation-Organization",
"AX-SUB-Organisation-Party",
"TERM-Organisation",
"TERM-Structure_Company",
"TERM-Structure_DiscretionaryTrust",
"TERM-Structure_SMSF",
"TERM-Structure_UnitTrust",
"TERM-hasCharacteristic"
],
"confidence": 1,
"notes": null
}#30 EV-043
{
"id": "EV-043",
"source_id": "SRC-112",
"locator": {
"section": "Category Summary, paragraph 4"
},
"claim": "A structure should be selected before acquisition with legal and tax advice; changing structure later can create tax, duty, refinancing and transaction consequences.",
"support": "explicit",
"supports": [
"AX-RNG-heldUnder",
"TERM-heldUnder"
],
"confidence": 0.9,
"notes": null
}#31 EV-050
{
"id": "EV-050",
"source_id": "SRC-035",
"locator": {
"lines": "L3"
},
"claim": "The RTA refers to the parties as the property owner and the tenant or resident, resident being the term for a person under a rooming accommodation agreement.",
"support": "explicit",
"supports": [
"AX-DOM-ownedBy",
"AX-RNG-ownedBy",
"AX-SUB-ResidentialTenancyAgreement-Agreement",
"TERM-OperatingModel_SingleLeaseRental",
"TERM-ResidentialTenancyAgreement",
"TERM-RoleScheme",
"TERM-Role_Landlord",
"TERM-Role_Owner",
"TERM-Role_Tenant",
"TERM-ownedBy"
],
"confidence": 1,
"notes": "Queensland regulator (authoritative)."
}#32 EV-051
{
"id": "EV-051",
"source_id": "SRC-038",
"locator": {
"lines": "L25-L33"
},
"claim": "Two rental arrangements exist: the whole unit under a single contract with one or more co-tenants, or multiple tenants each under their own contract for individual rooms.",
"support": "explicit",
"supports": [
"AX-SUB-ResidentialTenancyAgreement-Agreement",
"TERM-ResidentialTenancyAgreement"
],
"confidence": 1,
"notes": null
}#33 EV-052
{
"id": "EV-052",
"source_id": "SRC-035",
"locator": {
"lines": "L3-L13"
},
"claim": "An owner-occupier (an individual) may rent rooms in their home; how the Act applies depends on rooms rented, secondary dwelling and bonds.",
"support": "explicit",
"supports": [
"AX-SUB-Person-Party",
"AX-SUB-Person-Person",
"TERM-Person"
],
"confidence": 1,
"notes": null
}#34 EV-060
{
"id": "EV-060",
"source_id": "SRC-104",
"locator": {
"lines": "L59-L63"
},
"claim": "Under rent-to-rent / master leasing the operator pays a fixed head lease to the owner, sublets to residents and retains the spread, bearing all vacancy and operating risk because head rent is owed regardless of occupancy.",
"support": "explicit",
"supports": [
"AX-DISJ-002",
"AX-DOM-agreementUnderHeadLease",
"AX-DOM-operatedBy",
"AX-RES-004",
"AX-RNG-agreementUnderHeadLease",
"AX-RNG-concernsAsset",
"AX-RNG-operatedBy",
"AX-SUB-HeadLease-Agreement",
"AX-SUB-Sublease-Agreement",
"TERM-Agreement",
"TERM-HeadLease",
"TERM-OperatingModel_MasterLease",
"TERM-Role_Operator",
"TERM-Strategy_RentToRent",
"TERM-Sublease",
"TERM-agreementUnderHeadLease",
"TERM-concernsAsset",
"TERM-fixedRent",
"TERM-operatedBy"
],
"confidence": 1,
"notes": "Synthesis of SRC-018 L19 and SRC-021 L83."
}#35 EV-061
{
"id": "EV-061",
"source_id": "SRC-104",
"locator": {
"lines": "L121-L131"
},
"claim": "Operating models are distinguished by who controls the asset, what the operator earns, the main operator risk and the asset upside: rent-to-rent/master lease, revenue share/management, property ownership, hybrid/franchise and corporate leasing (a demand channel, not an ownership structure).",
"support": "explicit",
"supports": [
"AX-DOM-intendedOperatingModel",
"AX-DOM-strategyUsesOperatingModel",
"AX-RNG-intendedOperatingModel",
"AX-RNG-strategyUsesOperatingModel",
"TERM-Agreement",
"TERM-OperatingModel",
"TERM-OperatingModelScheme",
"TERM-OperatingModel_HybridFranchise",
"TERM-OperatingModel_OwnerOperated",
"TERM-Strategy_Coliving",
"TERM-intendedOperatingModel",
"TERM-strategyUsesOperatingModel"
],
"confidence": 1,
"notes": null
}#36 EV-062
{
"id": "EV-062",
"source_id": "SRC-021",
"locator": {
"lines": "L83-L109"
},
"claim": "Master leasing: the operator signs a long-term lease on a whole building or floor, renovates and subleases rooms; fixed lease obligations during downturns, landlord dependency, operator-funded renovation and rent escalation are the key challenges.",
"support": "explicit",
"supports": [
"AX-DOM-ownedBy",
"AX-RES-004",
"AX-RNG-ownedBy",
"AX-SUB-HeadLease-Agreement",
"TERM-HeadLease",
"TERM-OperatingModel",
"TERM-OperatingModel_MasterLease",
"TERM-OperatingModel_OwnerOperated",
"TERM-RiskCat_Counterparty",
"TERM-Role_Owner",
"TERM-Strategy_RentToRent",
"TERM-fixedRent",
"TERM-ownedBy"
],
"confidence": 1,
"notes": "Global coliving guide, April 2026."
}#37 EV-063
{
"id": "EV-063",
"source_id": "SRC-018",
"locator": {
"lines": "L61"
},
"claim": "In room-by-room subletting the operator leases the whole property and sublets individual rooms to multiple occupants.",
"support": "explicit",
"supports": [
"AX-DOM-agreementUnderHeadLease",
"AX-RNG-agreementUnderHeadLease",
"AX-SUB-Sublease-Agreement",
"TERM-Sublease",
"TERM-agreementUnderHeadLease"
],
"confidence": 1,
"notes": "Spain-specific guide; mechanism generic."
}#38 EV-064
{
"id": "EV-064",
"source_id": "SRC-021",
"locator": {
"lines": "L119-L129, L191-L197"
},
"claim": "Under a revenue-share/management model the operator supplies brand, operations and technology, the owner supplies the building, and the operator is paid a fee or share without fixed head rent; under a franchise the franchisor supplies brand and systems for royalties.",
"support": "explicit",
"supports": [
"AX-DISJ-002",
"AX-SUB-ManagementAgreement-Agreement",
"TERM-ManagementAgreement",
"TERM-OperatingModel_HybridFranchise",
"TERM-OperatingModel_ManagementRevenueShare"
],
"confidence": 1,
"notes": null
}#39 EV-065
{
"id": "EV-065",
"source_id": "SRC-020",
"locator": {
"lines": "L19-L25"
},
"claim": "Corporate leasing is businesses renting residential accommodation for travelling staff as a hotel substitute; the corporate tenant signs a 12-month lease at a premium and rotates its employees as occupants.",
"support": "explicit",
"supports": [
"AX-RNG-targetsTenantSegment",
"AX-SUB-CorporateLease-Agreement",
"TERM-AccommodationType_CorporateFurnished",
"TERM-CorporateLease",
"TERM-OperatingModel_CorporateLeasing",
"TERM-Role_CorporateTenant",
"TERM-Segment_CorporateStaff",
"TERM-Strategy_CorporateLeasing",
"TERM-TenantSegment",
"TERM-targetsTenantSegment"
],
"confidence": 1,
"notes": "Australian article dated 7 March 2014; historical."
}#40 EV-066
{
"id": "EV-066",
"source_id": "SRC-018",
"locator": {
"lines": "L99, L121-L128"
},
"claim": "A secure rent-to-rent contract must specify explicit subletting permission, term, rent, deposits or guarantees, property condition, permitted use and maintenance responsibility.",
"support": "explicit",
"supports": [
"AX-DOM-hasClause",
"AX-DOM-permittedUse",
"AX-RNG-hasClause",
"AX-RNG-permittedUse",
"AX-SUB-SublettingPermissionClause-ContractClause",
"TERM-ContractClause",
"TERM-SublettingPermissionClause",
"TERM-hasClause",
"TERM-permittedUse"
],
"confidence": 1,
"notes": "Spain-specific; SRC-104 L271-L282 generalises the checklist."
}#41 EV-067
{
"id": "EV-067",
"source_id": "SRC-022",
"locator": {
"lines": "L19-L21, L57-L59"
},
"claim": "A forum example prices a head lease at $720 per week and room subleases totalling $1,590 per week with bills of $180 and insurance/repairs of $50; studios elsewhere let at $370-450 per week on minimum six-month terms.",
"support": "explicit",
"supports": [
"TERM-termMonths",
"TERM-weeklyRent"
],
"confidence": 0.6,
"notes": "Self-reported forum economics; SRC-041 L55 for the studio terms."
}#42 EV-068
{
"id": "EV-068",
"source_id": "SRC-021",
"locator": {
"lines": "L472"
},
"claim": "Rent escalation clauses of 3-5% per annum compound to 16-28% over five years; caps at CPI or occupancy-linked steps are recommended.",
"support": "explicit",
"supports": [
"TERM-RiskCat_LeaseEscalation",
"TERM-escalationRatePercent"
],
"confidence": 1,
"notes": null
}#43 EV-069
{
"id": "EV-069",
"source_id": "SRC-022",
"locator": {
"lines": "L27-L30, L128-L131"
},
"claim": "In Australia room-by-room subletting falls under state boarding-house regulation; both operator and owner can be prosecuted, councils may order eviction, and a registered boarding house with council consent is required.",
"support": "explicit",
"supports": [
"AX-DOM-appliesToOperatingModel",
"AX-DOM-permittedUse",
"AX-RNG-appliesToOperatingModel",
"AX-RNG-permittedUse",
"TERM-appliesToOperatingModel",
"TERM-permittedUse"
],
"confidence": 0.7,
"notes": "Forum discussion; legal detail is jurisdiction-specific and not verified."
}#44 EV-070
{
"id": "EV-070",
"source_id": "SRC-016",
"locator": {
"lines": "L15-L27"
},
"claim": "Room-by-room letting is an alternative to single-lease rental, established for boarding houses, student accommodation and backpacker hostels; occupants may be lodgers, boarders or tenants with different rights.",
"support": "explicit",
"supports": [
"AX-DOM-hasAccommodationType",
"AX-DOM-partOf",
"AX-RNG-hasAccommodationType",
"AX-RNG-partOf",
"AX-SUB-RentableUnit-PropertyAsset",
"TERM-AccommodationType",
"TERM-AccommodationTypeScheme",
"TERM-AccommodationType_BoardingHouse",
"TERM-AccommodationType_RoomingHouse",
"TERM-AccommodationType_StudentAccommodation",
"TERM-RentableUnit",
"TERM-Role_Resident",
"TERM-Segment_Students",
"TERM-Strategy_RoomingHouse",
"TERM-hasAccommodationType",
"TERM-partOf"
],
"confidence": 1,
"notes": "Historical article, 22 November 2011."
}#45 EV-071
{
"id": "EV-071",
"source_id": "SRC-038",
"locator": {
"lines": "L35"
},
"claim": "A rooming house is a property where four or more people live in rented rooms, managed by an operator who decides who occupies which room.",
"support": "explicit",
"supports": [
"AX-DOM-operatedBy",
"AX-RNG-operatedBy",
"ISSUE-004",
"TERM-AccommodationType",
"TERM-AccommodationType_RoomingHouse",
"TERM-Role_Operator",
"TERM-ThresholdKind_UnrelatedTenants",
"TERM-operatedBy"
],
"confidence": 1,
"notes": "Victorian framing."
}#46 EV-072
{
"id": "EV-072",
"source_id": "SRC-041",
"locator": {
"lines": "L35, L51"
},
"claim": "Rooming accommodation is defined by the vendor as a home with five studios each having bedroom, bathroom, living area and kitchenette, plus common kitchen, dining, laundry and yard.",
"support": "explicit",
"supports": [
"AX-DOM-partOf",
"AX-RNG-partOf",
"AX-SUB-RentableUnit-PropertyAsset",
"ISSUE-004",
"TERM-AccommodationType_PurposeBuiltStudios",
"TERM-AccommodationType_RoomingHouse",
"TERM-RentableUnit",
"TERM-partOf",
"TERM-roomCount"
],
"confidence": 1,
"notes": "Vendor product definition."
}#47 EV-073
{
"id": "EV-073",
"source_id": "SRC-038",
"locator": {
"lines": "L25-L33"
},
"claim": "The traditional model lets the whole property under one contract; rooming lets individual rooms to different tenants under separate contracts.",
"support": "explicit",
"supports": [
"AX-SUB-ResidentialTenancyAgreement-Agreement",
"TERM-AccommodationType_ShareHouse",
"TERM-AccommodationType_WholeDwellingRental",
"TERM-OperatingModel_SingleLeaseRental",
"TERM-ResidentialTenancyAgreement"
],
"confidence": 1,
"notes": null
}#48 EV-074
{
"id": "EV-074",
"source_id": "SRC-040",
"locator": {
"lines": "L15-L23"
},
"claim": "An HMO is a house shared by several tenants not of one household, each with their own bedroom and an individual lease, sharing communal areas; tenants are students, professional singles or couples, pensioners and new arrivals, not families; the landlord pays utilities, gardening and common-area cleaning.",
"support": "explicit",
"supports": [
"AX-RNG-targetsTenantSegment",
"TERM-AccommodationType_HMO",
"TERM-Outgoing_Utilities",
"TERM-Segment_EssentialWorkers",
"TERM-Segment_Families",
"TERM-Segment_NewArrivals",
"TERM-Segment_Students",
"TERM-Segment_TemporaryWorkers",
"TERM-Segment_YoungProfessionals",
"TERM-TenantSegment",
"TERM-TenantSegmentScheme",
"TERM-targetsTenantSegment"
],
"confidence": 1,
"notes": "WA buyers' agent; HMO used loosely."
}#49 EV-075
{
"id": "EV-075",
"source_id": "SRC-104",
"locator": {
"lines": "L65, L417"
},
"claim": "Coliving is accommodation with private space, shared facilities and typically managed services and community, operated under master lease, management/revenue share, ownership or franchise/hybrid structures.",
"support": "explicit",
"supports": [
"AX-DOM-hasAccommodationType",
"AX-RNG-hasAccommodationType",
"TERM-AccommodationType",
"TERM-AccommodationType_Coliving",
"TERM-Strategy_Coliving",
"TERM-hasAccommodationType"
],
"confidence": 1,
"notes": null
}#50 EV-076
{
"id": "EV-076",
"source_id": "SRC-024",
"locator": {
"lines": "L73"
},
"claim": "A six-bedroom rooming house costs about $600,000-$800,000 to build in Brisbane; larger sites $1.2-1.8 million.",
"support": "explicit",
"supports": [
"ISSUE-004",
"TERM-bedroomCount",
"TERM-floorAreaSqm"
],
"confidence": 0.8,
"notes": "Developer marketing figures."
}#51 EV-077
{
"id": "EV-077",
"source_id": "SRC-036",
"locator": {
"lines": "L76-L79"
},
"claim": "In Brisbane a rooming house is certified as Building Class 1b and City Council limits it to a maximum of five lettable areas, five unrelated parties and 300 m2 total floor area.",
"support": "explicit",
"supports": [
"ISSUE-004",
"TERM-AccommodationType_PurposeBuiltStudios",
"TERM-AccommodationType_RoomingHouse",
"TERM-ThresholdKind_FloorArea",
"TERM-ThresholdKind_SeparateLettings"
],
"confidence": 0.8,
"notes": "Vendor statement of council rules; SRC-201 L125 reports up to five guests code-assessable."
}#52 EV-078
{
"id": "EV-078",
"source_id": "SRC-036",
"locator": {
"lines": "L193-L200"
},
"claim": "ABS data show 58.6% of Queensland households are one or two persons but only 20.9% of dwellings have two or fewer bedrooms, indicating unmet demand from singles and couples.",
"support": "explicit",
"supports": [
"TERM-Segment_SinglesAndCouples"
],
"confidence": 0.8,
"notes": null
}#53 EV-080
{
"id": "EV-080",
"source_id": "SRC-023",
"locator": {
"lines": "L3-L19, L40-L41"
},
"claim": "Business premises leases are short-term (flexible, terminable at short notice) or long-term (stable); a retail shopping centre is five or more shops grouped together; Queensland retail shop leases are governed by the Retail Shop Leases Regulation 2016.",
"support": "explicit",
"supports": [
"AX-DOM-leaseType",
"AX-RNG-leaseType",
"AX-SUB-CommercialLease-Agreement",
"AX-SUB-CommercialPremises-PropertyAsset",
"TERM-CommercialLease",
"TERM-CommercialPremises",
"TERM-LeaseType",
"TERM-LeaseTypeScheme",
"TERM-LeaseType_LongTerm",
"TERM-LeaseType_ShoppingCentre",
"TERM-LeaseType_ShortTerm",
"TERM-Strategy_CommercialProperty",
"TERM-ThresholdKind_Shops",
"TERM-leaseType"
],
"confidence": 1,
"notes": "Queensland Government (authoritative)."
}#54 EV-081
{
"id": "EV-081",
"source_id": "SRC-037",
"locator": {
"lines": "L205-L216, L306-L311"
},
"claim": "Under a triple-net lease the tenant pays taxes, insurance, common-area maintenance, capital expenditure and maintenance in addition to rent; under a gross lease the lessee does not pay maintenance, insurance or taxes; single-tenant terms are typically 10-20 years.",
"support": "explicit",
"supports": [
"AX-DOM-borneByRole",
"AX-DOM-leaseType",
"AX-DOM-outgoingCategory",
"AX-RNG-allocatesOutgoing",
"AX-RNG-borneByRole",
"AX-RNG-leaseType",
"AX-RNG-outgoingCategory",
"AX-SUB-CommercialLease-Agreement",
"TERM-Agreement",
"TERM-CommercialLease",
"TERM-LeaseType",
"TERM-LeaseTypeScheme",
"TERM-LeaseType_Gross",
"TERM-LeaseType_Net",
"TERM-LeaseType_TripleNet",
"TERM-OutgoingCategory",
"TERM-OutgoingCategoryScheme",
"TERM-Outgoing_Capex",
"TERM-Outgoing_CommonArea",
"TERM-Outgoing_Insurance",
"TERM-Outgoing_Maintenance",
"TERM-Outgoing_Taxes",
"TERM-Role_Landlord",
"TERM-Role_Tenant",
"TERM-allocatesOutgoing",
"TERM-borneByRole",
"TERM-leaseType",
"TERM-outgoingCategory",
"TERM-termMonths"
],
"confidence": 1,
"notes": "Canadian vendor content; generic lease semantics."
}#55 EV-082
{
"id": "EV-082",
"source_id": "SRC-037",
"locator": {
"lines": "L184-L197"
},
"claim": "A co-tenancy clause allows a lessee to reduce rent or exercise other rights if an anchor tenant leaves or occupancy falls below a threshold; an anchor tenant generates traffic and attracts other tenants; relief is often conditional.",
"support": "explicit",
"supports": [
"AX-DOM-hasClause",
"AX-RNG-hasClause",
"AX-SUB-CoTenancyClause-ContractClause",
"TERM-CoTenancyClause",
"TERM-ContractClause",
"TERM-Role_AnchorTenant",
"TERM-hasClause"
],
"confidence": 1,
"notes": null
}#56 EV-083
{
"id": "EV-083",
"source_id": "SRC-037",
"locator": {
"lines": "L124, L147-L150, L229-L233"
},
"claim": "Commercial property is classified as single-tenant or multi-tenant; a single-tenant lease is between a lessor and the sole lessee, often an investment-grade business on a net lease; its major risk is all-or-nothing occupancy.",
"support": "explicit",
"supports": [
"AX-DOM-tenantConfiguration",
"AX-RNG-tenantConfiguration",
"AX-SUB-CommercialPremises-PropertyAsset",
"TERM-AccommodationType_SingleTenantCommercial",
"TERM-CommercialPremises",
"TERM-RiskCat_Concentration",
"TERM-Segment_BusinessOccupiers",
"TERM-TenantConfiguration",
"TERM-TenantConfigurationScheme",
"TERM-TenantConfiguration_Single",
"TERM-tenantConfiguration"
],
"confidence": 1,
"notes": null
}#57 EV-084
{
"id": "EV-084",
"source_id": "SRC-037",
"locator": {
"lines": "L166-L171, L268-L271"
},
"claim": "A multi-tenant property has several lessees in a multi-unit property; vacancy risk is mitigated by staggered expiries and a diversified tenant mix.",
"support": "explicit",
"supports": [
"TERM-AccommodationType_MultiTenantCommercial",
"TERM-TenantConfiguration",
"TERM-TenantConfiguration_Multi"
],
"confidence": 1,
"notes": null
}#58 EV-085
{
"id": "EV-085",
"source_id": "SRC-037",
"locator": {
"lines": "L167-L169"
},
"claim": "In multi-tenant properties each unit is commonly let individually under a gross or net lease.",
"support": "explicit",
"supports": [
"AX-SUB-RentableUnit-PropertyAsset",
"TERM-RentableUnit"
],
"confidence": 1,
"notes": null
}#59 EV-086
{
"id": "EV-086",
"source_id": "SRC-023",
"locator": {
"lines": "L35"
},
"claim": "A co-working space is shared office space providing an allocated desk or small office for sole operators, micro and small businesses.",
"support": "explicit",
"supports": [
"TERM-AccommodationType_Coworking"
],
"confidence": 1,
"notes": null
}#60 EV-089
{
"id": "EV-089",
"source_id": "SRC-201",
"locator": {
"lines": "L117"
},
"claim": "Queensland rooming accommodation providers must use the prescribed rooming-accommodation agreement, currently Form R18, and lodge bonds with the RTA within the prescribed timeframe.",
"support": "explicit",
"supports": [
"AX-DOM-prescribesForm",
"AX-RNG-prescribesForm",
"AX-SUB-PrescribedForm-LegalInstrument",
"AX-SUB-RoomingAccommodationAgreement-Agreement",
"TERM-PrescribedForm",
"TERM-RoomingAccommodationAgreement",
"TERM-prescribesForm"
],
"confidence": 0.8,
"notes": "Synthesis-only claim: SRC-201 cites external sources through opaque tokens not present in the corpus; verify against primary legislation/guidance before relying on it (DEC-016, ISSUE-005)."
}#61 EV-090
{
"id": "EV-090",
"source_id": "SRC-035",
"locator": {
"lines": "L1-L5"
},
"claim": "The Residential Tenancies Authority administers the Residential Tenancies and Rooming Accommodation Act 2008 (Qld), which governs owner-occupiers renting rooms.",
"support": "explicit",
"supports": [
"AX-DOM-administeredBy",
"AX-RNG-administeredBy",
"AX-RNG-appliesIn",
"AX-RNG-governedBy",
"AX-SUB-GovernmentBody-Organisation",
"AX-SUB-Legislation-LegalInstrument",
"AX-SUB-Regulator-GovernmentBody",
"AX-SUB-RoomingAccommodationAgreement-Agreement",
"TERM-GovernmentBody",
"TERM-Jurisdiction",
"TERM-Legislation",
"TERM-Regulator",
"TERM-Role_Provider",
"TERM-Role_Resident",
"TERM-RoomingAccommodationAgreement",
"TERM-administeredBy",
"TERM-appliesIn",
"TERM-governedBy"
],
"confidence": 1,
"notes": "Queensland regulator (authoritative)."
}#62 EV-091
{
"id": "EV-091",
"source_id": "SRC-035",
"locator": {
"lines": "L7-L45, L63-L75"
},
"claim": "Act coverage for owner-occupiers depends on rooms: 1-3 rooms with a bond in the owner's main residence gives partial coverage (bond provisions only); 4 or more rooms, or a self-contained secondary dwelling, gives full coverage with a mandatory written agreement; 1-3 rooms without a bond is not covered; bonds are lodged with the RTA within 10 days on Form 2.",
"support": "explicit",
"supports": [
"AX-DOM-hasThreshold",
"AX-DOM-prescribesForm",
"AX-RNG-hasThreshold",
"AX-RNG-prescribesForm",
"AX-SUB-PrescribedForm-LegalInstrument",
"AX-SUB-RoomingAccommodationAgreement-Agreement",
"TERM-Effect_RegimeAppliesInFull",
"TERM-Effect_RegimeAppliesInPart",
"TERM-Effect_RegimeDoesNotApply",
"TERM-OperatingModel_OwnerOccupierRooms",
"TERM-PrescribedForm",
"TERM-Role_OwnerOccupier",
"TERM-Role_Provider",
"TERM-RoomingAccommodationAgreement",
"TERM-ThresholdKind_RoomsRented",
"TERM-hasThreshold",
"TERM-prescribesForm"
],
"confidence": 1,
"notes": "Queensland regulator (authoritative)."
}#63 EV-092
{
"id": "EV-092",
"source_id": "SRC-201",
"locator": {
"lines": "L119-L123"
},
"claim": "A Queensland residential service generally exists where four or more residents separately pay for accommodation with individual room rights and shared facilities (student and tourist accommodation may be exempt); registration is required before operating and needs police checks, a Building Compliance Notice under QDC MP 5.7 and fire-safety documentation; accreditation must be sought within three months, Level 1 being compulsory.",
"support": "explicit",
"supports": [
"AX-DOM-administeredBy",
"AX-DOM-appliesToAccommodationType",
"AX-DOM-appliesToOperatingModel",
"AX-DOM-hasThreshold",
"AX-DOM-issuedBy",
"AX-DOM-requiresAuthorisationType",
"AX-RNG-administeredBy",
"AX-RNG-appliesToAccommodationType",
"AX-RNG-appliesToOperatingModel",
"AX-RNG-concernsAsset",
"AX-RNG-hasAuthorisation",
"AX-RNG-hasThreshold",
"AX-RNG-issuedBy",
"AX-RNG-requiresAuthorisationType",
"AX-SUB-AccommodationServiceAccreditation-Authorisation",
"AX-SUB-BuildingApproval-Authorisation",
"AX-SUB-FireSafetyCertification-Authorisation",
"AX-SUB-Regulator-GovernmentBody",
"AX-SUB-ResidentialServiceRegistration-Authorisation",
"ISSUE-004",
"ISSUE-005",
"TERM-AccommodationServiceAccreditation",
"TERM-AccommodationType_StudentAccommodation",
"TERM-AuthType_Accreditation",
"TERM-AuthType_FireSafety",
"TERM-AuthType_ResidentialServiceRegistration",
"TERM-Authorisation",
"TERM-BuildingApproval",
"TERM-Effect_AuthorisationRequired",
"TERM-FireSafetyCertification",
"TERM-Regulator",
"TERM-ResidentialServiceRegistration",
"TERM-ThresholdKind_Residents",
"TERM-administeredBy",
"TERM-appliesToAccommodationType",
"TERM-appliesToOperatingModel",
"TERM-concernsAsset",
"TERM-hasAuthorisation",
"TERM-hasThreshold",
"TERM-issuedBy",
"TERM-requiresAuthorisationType"
],
"confidence": 0.8,
"notes": "Synthesis-only claim: SRC-201 cites external sources through opaque tokens not present in the corpus; verify against primary legislation/guidance before relying on it (DEC-016, ISSUE-005). SRC-039 L48-L59 (commercial) independently mentions residential-service registration and accreditation."
}#64 EV-093
{
"id": "EV-093",
"source_id": "SRC-201",
"locator": {
"lines": "L137-L139"
},
"claim": "Consumer Affairs Victoria describes a rooming house as accommodation where four or more people can occupy rented rooms; the operator must hold a rooming house operator's licence under the Rooming House Operators Act 2016 (one licence can cover multiple properties) and each premises must be registered with the local council.",
"support": "explicit",
"supports": [
"AX-DOM-appliesToAccommodationType",
"AX-DOM-authorisedParty",
"AX-DOM-hasThreshold",
"AX-DOM-issuedBy",
"AX-DOM-requiresAuthorisationType",
"AX-RNG-appliesIn",
"AX-RNG-appliesToAccommodationType",
"AX-RNG-authorisedParty",
"AX-RNG-governedBy",
"AX-RNG-hasAuthorisation",
"AX-RNG-hasThreshold",
"AX-RNG-issuedBy",
"AX-RNG-requiresAuthorisationType",
"AX-SUB-Legislation-LegalInstrument",
"AX-SUB-RoomingHouseOperatorLicence-Authorisation",
"AX-SUB-RoomingHousePremisesRegistration-Authorisation",
"ISSUE-004",
"ISSUE-005",
"TERM-AccommodationType_ShareHouse",
"TERM-AuthType_OperatorLicence",
"TERM-AuthType_PremisesRegistration",
"TERM-Authorisation",
"TERM-Effect_AuthorisationRequired",
"TERM-Legislation",
"TERM-RoomingHouseOperatorLicence",
"TERM-RoomingHousePremisesRegistration",
"TERM-appliesIn",
"TERM-appliesToAccommodationType",
"TERM-authorisedParty",
"TERM-governedBy",
"TERM-hasAuthorisation",
"TERM-hasThreshold",
"TERM-issuedBy",
"TERM-requiresAuthorisationType"
],
"confidence": 0.8,
"notes": "Synthesis-only claim: SRC-201 cites external sources through opaque tokens not present in the corpus; verify against primary legislation/guidance before relying on it (DEC-016, ISSUE-005). Corroborated by SRC-038 L73-L75 (operator licence s16; council registration under Public Health and Wellbeing Act 2008)."
}#65 EV-094
{
"id": "EV-094",
"source_id": "SRC-201",
"locator": {
"lines": "L125, L141-L143"
},
"claim": "Brisbane City Council pathways allow rooming accommodation of up to five guests in several residential zones subject to code requirements; under Clause 52.23 of the Victoria Planning Provisions a planning permit can be exempt for rooming-house use within limits of no more than 12 persons, nine bedrooms and 300 m2, without waiving licensing, registration, building or fire requirements.",
"support": "explicit",
"supports": [
"AX-DOM-hasThreshold",
"AX-DOM-requiresAuthorisationType",
"AX-RNG-hasThreshold",
"AX-RNG-requiresAuthorisationType",
"AX-SUB-LocalCouncil-GovernmentBody",
"AX-SUB-PlanningApproval-Authorisation",
"ISSUE-005",
"TERM-AuthType_PlanningApproval",
"TERM-Effect_PermitExempt",
"TERM-LocalCouncil",
"TERM-PlanningApproval",
"TERM-Role_Council",
"TERM-ThresholdKind_Bedrooms",
"TERM-ThresholdKind_FloorArea",
"TERM-ThresholdKind_Persons",
"TERM-floorAreaSqm",
"TERM-hasThreshold",
"TERM-requiresAuthorisationType"
],
"confidence": 0.8,
"notes": "Synthesis-only claim: SRC-201 cites external sources through opaque tokens not present in the corpus; verify against primary legislation/guidance before relying on it (DEC-016, ISSUE-005)."
}#66 EV-095
{
"id": "EV-095",
"source_id": "SRC-201",
"locator": {
"lines": "L103"
},
"claim": "Residential tenancy, planning and building regulation are state and local matters; the Commonwealth acts through income tax, CGT, GST, foreign-investment rules and financial regulation.",
"support": "explicit",
"supports": [
"AX-DOM-locatedIn",
"AX-RNG-locatedIn",
"TERM-Jurisdiction",
"TERM-locatedIn"
],
"confidence": 0.9,
"notes": null
}#67 EV-096
{
"id": "EV-096",
"source_id": "SRC-201",
"locator": {
"lines": "L214-L216"
},
"claim": "The RBA sets the cash rate (4.35% on 11 August 2026) and APRA requires lenders to test borrowers at 3 percentage points above the product rate with debt-to-income limits from February 2026.",
"support": "explicit",
"supports": [
"AX-SUB-GovernmentBody-Organisation",
"TERM-GovernmentBody"
],
"confidence": 0.8,
"notes": "Synthesis-only claim: SRC-201 cites external sources through opaque tokens not present in the corpus; verify against primary legislation/guidance before relying on it (DEC-016, ISSUE-005)."
}#68 EV-097
{
"id": "EV-097",
"source_id": "SRC-201",
"locator": {
"lines": "L125-L127"
},
"claim": "Lawful planning use depends on the local planning scheme, zone, overlays, occupant number and configuration; Logan treats hosted and non-hosted short-term accommodation differently and non-hosted use in residential zones can require planning approval.",
"support": "explicit",
"supports": [
"AX-DOM-issuedBy",
"AX-RNG-issuedBy",
"AX-SUB-LocalCouncil-GovernmentBody",
"AX-SUB-PlanningApproval-Authorisation",
"TERM-AuthType_PlanningApproval",
"TERM-Authorisation",
"TERM-LocalCouncil",
"TERM-PlanningApproval",
"TERM-Role_Council",
"TERM-issuedBy"
],
"confidence": 0.8,
"notes": "Synthesis-only claim: SRC-201 cites external sources through opaque tokens not present in the corpus; verify against primary legislation/guidance before relying on it (DEC-016, ISSUE-005). SRC-024 L195 lists council approval, building certification and licensing as the compliance pathway."
}#69 EV-098
{
"id": "EV-098",
"source_id": "SRC-201",
"locator": {
"lines": "L129, L149"
},
"claim": "Changing a Class 1a dwelling to shared accommodation can require a building permit, classification change or occupancy approval; larger shared accommodation can be Class 3; Queensland budget-accommodation fire rules apply the Building Fire Safety Regulation and NCC; SRC-036 L76-L77 states rooming houses are certified Class 1b.",
"support": "explicit",
"supports": [
"AX-DOM-hasBuildingClassification",
"AX-RNG-hasBuildingClassification",
"AX-SUB-Building-PropertyAsset",
"AX-SUB-BuildingApproval-Authorisation",
"AX-SUB-FireSafetyCertification-Authorisation",
"TERM-AuthType_BuildingApproval",
"TERM-AuthType_FireSafety",
"TERM-Building",
"TERM-BuildingApproval",
"TERM-BuildingClass_1a",
"TERM-BuildingClass_1b",
"TERM-BuildingClass_3",
"TERM-BuildingClassification",
"TERM-BuildingClassificationScheme",
"TERM-FireSafetyCertification",
"TERM-hasBuildingClassification"
],
"confidence": 0.8,
"notes": "Synthesis-only claim: SRC-201 cites external sources through opaque tokens not present in the corpus; verify against primary legislation/guidance before relying on it (DEC-016, ISSUE-005)."
}#70 EV-099
{
"id": "EV-099",
"source_id": "SRC-201",
"locator": {
"lines": "L131, L151, L157-L159"
},
"claim": "Queensland rent cannot be increased more than once every 12 months (attached to the premises); Victoria requires 90 days' notice from 25 November 2025; Victorian accommodation under 28 consecutive days is short-stay, subject to a 7.5% levy from 1 January 2025, and owners corporations may ban short stays by 75% special resolution.",
"support": "explicit",
"supports": [
"AX-DOM-hasRule",
"AX-RNG-hasRule",
"TERM-AccommodationType_ShortStay",
"TERM-OperatingModel_ShortStay",
"TERM-PropertyClass_ResidentialRental",
"TERM-RegulatoryRule",
"TERM-Strategy_ShortTermRental",
"TERM-ThresholdKind_StayLength",
"TERM-hasRule"
],
"confidence": 0.8,
"notes": "Synthesis-only claim: SRC-201 cites external sources through opaque tokens not present in the corpus; verify against primary legislation/guidance before relying on it (DEC-016, ISSUE-005)."
}#71 EV-100
{
"id": "EV-100",
"source_id": "SRC-201",
"locator": {
"lines": "L241-L312"
},
"claim": "A six-room rooming-house scenario model uses a $1.2m project cost, interest-only debt, rooms, weekly tariff, vacancy/bad-debt allowance, operating-expense ratio, rent and value growth; the moderate case (70% LVR, 6.5%, $360/week, 7% vacancy, 28% opex) yields NOI $75,209, year-one cash flow $20,609, 5.7% cash-on-cash and 15.2% ten-year IRR.",
"support": "explicit",
"supports": [
"AX-DOM-scenarioForModel",
"AX-RNG-scenarioForModel",
"TERM-FinancialScenario",
"TERM-Metric",
"TERM-MetricScheme",
"TERM-Metric_CashOnCash",
"TERM-Metric_EconomicVacancy",
"TERM-Metric_IRR",
"TERM-Metric_InterestRate",
"TERM-Metric_LVR",
"TERM-Metric_NOI",
"TERM-Metric_OperatingExpenseRatio",
"TERM-Metric_ProjectCost",
"TERM-Metric_RentGrowth",
"TERM-Metric_ValueGrowth",
"TERM-Metric_WeeklyRoomTariff",
"TERM-Metric_YearOneCashFlow",
"TERM-annualRent",
"TERM-roomCount",
"TERM-scenarioForModel",
"TERM-scenarioName"
],
"confidence": 1,
"notes": "Illustrative underwriting assumptions, not market data."
}#72 EV-101
{
"id": "EV-101",
"source_id": "SRC-201",
"locator": {
"lines": "L258-L282, L318-L366"
},
"claim": "Conservative (65% LVR, 7.5%, $320/week, 12% vacancy, 32% opex: cash flow $1,244, IRR 5.5%) and aggressive (75% LVR, 5.75%, $410/week, 4% vacancy, 25% opex: cash flow $40,352, IRR 25.9%) scenarios and a vacancy-by-interest sensitivity grid.",
"support": "explicit",
"supports": [
"TERM-FinancialScenario"
],
"confidence": 1,
"notes": null
}#73 EV-102
{
"id": "EV-102",
"source_id": "SRC-021",
"locator": {
"lines": "L237-L281"
},
"claim": "EBITDA and EBITDAR (before rent), NOI (revenue less opex before debt and capex), cap rate (NOI/value), RevPAR (rate x occupancy), occupancy (93% average, break-even 70-80%) and CAC (target under one month's rent) are the key coliving metrics.",
"support": "explicit",
"supports": [
"TERM-Metric",
"TERM-MetricScheme",
"TERM-Metric_BreakEvenOccupancy",
"TERM-Metric_CAC",
"TERM-Metric_CapRate",
"TERM-Metric_EBITDA",
"TERM-Metric_EBITDAR",
"TERM-Metric_GrossYield",
"TERM-Metric_NOI",
"TERM-Metric_NOIMargin",
"TERM-Metric_NetYield",
"TERM-Metric_Occupancy",
"TERM-Metric_RevPAR"
],
"confidence": 1,
"notes": null
}#74 EV-103
{
"id": "EV-103",
"source_id": "SRC-201",
"locator": {
"lines": "L13-L17, L53-L55"
},
"claim": "Market metrics reported by region include median house price, median weekly rent and vacancy rate; provider series differ (REIQ Greater Brisbane vacancy 0.8% vs Cotality 1.9% in June 2026) and are not interchangeable.",
"support": "explicit",
"supports": [
"TERM-Metric_MedianPrice",
"TERM-Metric_MedianRent",
"TERM-Metric_VacancyRate"
],
"confidence": 0.9,
"notes": null
}#75 EV-104
{
"id": "EV-104",
"source_id": "SRC-021",
"locator": {
"lines": "L87-L93, L298-L307"
},
"claim": "Master-lease coliving requires $50-150K capital per property, achieves 15-30% operating margin with 6-12 month break-even; opex mix is rent 40-55%, staff 10-15%, utilities 8-12%, maintenance 5-8%.",
"support": "explicit",
"supports": [
"ISSUE-003",
"TERM-Metric_BreakEvenMonths",
"TERM-Metric_CapitalRequired",
"TERM-Metric_OperatingMargin",
"TERM-Outgoing_Utilities"
],
"confidence": 1,
"notes": "Global benchmark; conflicts with L25 (see EV-117)."
}#76 EV-105
{
"id": "EV-105",
"source_id": "SRC-201",
"locator": {
"lines": "L449-L503"
},
"claim": "The acquisition-to-operation pathway runs: acquisition screening, conditional due diligence, concept and approvals, construction, completion, operating approvals (QLD registration/accreditation or VIC licence/registration), lease-up, ongoing operation.",
"support": "explicit",
"supports": [
"AX-DOM-hasPhase",
"AX-DOM-precedes",
"AX-RNG-hasPhase",
"AX-RNG-precedes",
"AX-SUB-DevelopmentProject-Activity",
"TERM-DevelopmentProject",
"TERM-Phase_AcquisitionScreening",
"TERM-Phase_Completion",
"TERM-Phase_ConceptAndApprovals",
"TERM-Phase_ConditionalDueDiligence",
"TERM-Phase_Construction",
"TERM-Phase_LeaseUp",
"TERM-Phase_OngoingOperation",
"TERM-Phase_OperatingApprovals",
"TERM-ProjectPhase",
"TERM-ProjectPhaseScheme",
"TERM-hasPhase",
"TERM-precedes"
],
"confidence": 1,
"notes": null
}#77 EV-106
{
"id": "EV-106",
"source_id": "SRC-201",
"locator": {
"lines": "L41"
},
"claim": "Property selection should start with the intended operating model and tax classification rather than the suburb.",
"support": "explicit",
"supports": [
"AX-DOM-intendedOperatingModel",
"AX-RNG-intendedOperatingModel",
"TERM-intendedOperatingModel"
],
"confidence": 1,
"notes": "Author inference within the report."
}#78 EV-110
{
"id": "EV-110",
"source_id": "SRC-103",
"locator": {
"lines": "L44-L52"
},
"claim": "Publisher-quoted rooming-house yields differ: 10-15% gross / 7-12% net (YIP 2011), 8-12%+ with 8.9% example (Indigo), 10%+ (New Property Australia), 5% rising to 10%+ (Buyers Agency Co), up to 8% gross on a $1.2M package with 5% vacancy (Property Direct); these are not a unified dataset.",
"support": "explicit",
"supports": [
"AX-RNG-describesJurisdiction",
"ISSUE-001",
"TERM-Metric_GrossYield",
"TERM-Metric_WeeklyRoomTariff",
"TERM-Strategy_RoomingHouse",
"TERM-describesJurisdiction",
"TERM-weeklyRent"
],
"confidence": 1,
"notes": "Combined summary preserves the conflict."
}#79 EV-111
{
"id": "EV-111",
"source_id": "SRC-016",
"locator": {
"lines": "L83-L85"
},
"claim": "Multi-occupancy can lift gross yield from 3-5% to 10-15%, about 7-12% net after higher running costs; some regional/mining areas 15-18%.",
"support": "explicit",
"supports": [
"ISSUE-001"
],
"confidence": 1,
"notes": "2011 broker commentary."
}#80 EV-112
{
"id": "EV-112",
"source_id": "SRC-024",
"locator": {
"lines": "L29, L41"
},
"claim": "Brisbane gross yields: houses 3-5%, apartments 4-6%, purpose-built rooming houses 8-12%+; six rooms at $200/week on $700k gives 8.9%.",
"support": "explicit",
"supports": [
"ISSUE-001"
],
"confidence": 0.8,
"notes": "Developer marketing."
}#81 EV-113
{
"id": "EV-113",
"source_id": "SRC-041",
"locator": {
"lines": "L7, L87"
},
"claim": "Up to 8% gross yield assuming a $1.2m package, five rooms at $400/week and a 5% vacancy allowance; figures are estimates.",
"support": "explicit",
"supports": [
"ISSUE-001"
],
"confidence": 0.8,
"notes": null
}#82 EV-114
{
"id": "EV-114",
"source_id": "SRC-040",
"locator": {
"lines": "L11"
},
"claim": "The HMO / rent-by-the-room model can raise gross yield from about 5% to 10% or more.",
"support": "explicit",
"supports": [
"ISSUE-001"
],
"confidence": 0.7,
"notes": null
}#83 EV-115
{
"id": "EV-115",
"source_id": "SRC-040",
"locator": {
"lines": "L35"
},
"claim": "Room vacancy in an HMO is typically only a few days, lower than traditional rentals (SRC-041 L9-L13 similarly claims low vacancy exposure).",
"support": "explicit",
"supports": [
"ISSUE-002"
],
"confidence": 0.6,
"notes": "Promotional claim."
}#84 EV-116
{
"id": "EV-116",
"source_id": "SRC-038",
"locator": {
"lines": "L55-L57, L81-L89"
},
"claim": "Room-by-room letting produces shorter, less reliable leases, higher vacancy chance between tenants and unsteady income from uncoordinated lease periods (SRC-016 L97 also lists higher vacancy).",
"support": "explicit",
"supports": [
"ISSUE-002"
],
"confidence": 0.9,
"notes": null
}#85 EV-117
{
"id": "EV-117",
"source_id": "SRC-021",
"locator": {
"lines": "L25"
},
"claim": "The key-takeaways state a master-lease break-even of 12-18 months, conflicting with 6-12 months stated at L91.",
"support": "disputed",
"supports": [
"ISSUE-003"
],
"confidence": 1,
"notes": "Internal inconsistency in the source."
}#86 EV-118
{
"id": "EV-118",
"source_id": "SRC-104",
"locator": {
"lines": "L286-L291"
},
"claim": "Foreign rules must not be imported by analogy: the Spanish rent-to-rent guide (LAU, IVA, IRPF) and the global coliving benchmarks are not Australian defaults.",
"support": "explicit",
"supports": [
"ISSUE-007"
],
"confidence": 1,
"notes": null
}#87 EV-120
{
"id": "EV-120",
"source_id": "SRC-201",
"locator": {
"lines": "L511-L529"
},
"claim": "Principal risks with mitigations: planning-use, building-classification, fire and life-safety, licensing/registration, tenancy-law, vacancy/churn, management intensity, utility cost, insurance, interest-rate/refinancing, valuation, construction-cost, tax-classification, policy, Victorian holding cost, short-stay regulatory and market-cycle risk.",
"support": "explicit",
"supports": [
"AX-DOM-mitigatedBy",
"AX-DOM-riskCategory",
"AX-RNG-hasRisk",
"AX-RNG-mitigatedBy",
"AX-RNG-riskCategory",
"TERM-Mitigation",
"TERM-Risk",
"TERM-RiskCat_BuildingFire",
"TERM-RiskCat_ConstructionCost",
"TERM-RiskCat_Insurance",
"TERM-RiskCat_InterestRate",
"TERM-RiskCat_Licensing",
"TERM-RiskCat_ManagementIntensity",
"TERM-RiskCat_MarketCycle",
"TERM-RiskCat_PlanningUse",
"TERM-RiskCat_Policy",
"TERM-RiskCat_TaxClassification",
"TERM-RiskCat_TenancyLaw",
"TERM-RiskCat_UtilityCost",
"TERM-RiskCat_Vacancy",
"TERM-RiskCat_Valuation",
"TERM-RiskCategory",
"TERM-RiskCategoryScheme",
"TERM-hasRisk",
"TERM-mitigatedBy",
"TERM-riskCategory"
],
"confidence": 1,
"notes": null
}#88 EV-121
{
"id": "EV-121",
"source_id": "SRC-104",
"locator": {
"lines": "L243-L255"
},
"claim": "Risk and control themes for operator models: vacancy/occupancy, lease escalation, subletting authority, planning/licensing, insurance, maintenance/fit-out, tenant management, counterparty risk and scale complexity.",
"support": "explicit",
"supports": [
"AX-RNG-hasRisk",
"TERM-Risk",
"TERM-RiskCat_Counterparty",
"TERM-RiskCat_LeaseEscalation",
"TERM-RiskCat_ManagementIntensity",
"TERM-RiskCat_Vacancy",
"TERM-RiskCategory",
"TERM-hasRisk"
],
"confidence": 1,
"notes": null
}#89 EV-122
{
"id": "EV-122",
"source_id": "SRC-106",
"locator": {
"lines": "L550-L576"
},
"claim": "A property-management risk framework covers legal/regulatory, trust-account, data and privacy, key-person, technology failure, cyber, client concentration, landlord attrition, staffing capacity, emergency maintenance and market conditions.",
"support": "explicit",
"supports": [
"AX-RNG-hasRisk",
"TERM-Risk",
"TERM-RiskCat_DataPrivacy",
"TERM-RiskCat_KeyPerson",
"TERM-RiskCat_TrustAccount",
"TERM-hasRisk"
],
"confidence": 1,
"notes": null
}#90 EV-123
{
"id": "EV-123",
"source_id": "SRC-201",
"locator": {
"lines": "L555-L565"
},
"claim": "Four non-negotiable rooming-house acquisition gates: planning (written confirmation of lawful occupant/room numbers), building/fire (priced compliance scope), finance (lender accepts the lawful configuration and income method) and operating (realistic net income); if any fails the project fails.",
"support": "explicit",
"supports": [
"AX-DOM-mitigatedBy",
"AX-RNG-hasDecisionGate",
"AX-RNG-mitigatedBy",
"TERM-DecisionGate",
"TERM-Mitigation",
"TERM-Role_Adviser",
"TERM-hasDecisionGate",
"TERM-mitigatedBy"
],
"confidence": 1,
"notes": null
}#91 EV-124
{
"id": "EV-124",
"source_id": "SRC-201",
"locator": {
"lines": "L229, L397-L398"
},
"claim": "A lender classification decision should be obtained before unconditional acquisition of a rooming property, and feasibility should confirm whether the lender finances the proposed lawful use and which valuation method applies.",
"support": "explicit",
"supports": [
"AX-DOM-gateRequiresAuthorisationType",
"AX-RNG-gateRequiresAuthorisationType",
"AX-RNG-hasDecisionGate",
"TERM-AuthType_LenderApproval",
"TERM-DecisionGate",
"TERM-gateRequiresAuthorisationType",
"TERM-hasDecisionGate"
],
"confidence": 1,
"notes": null
}#92 EV-125
{
"id": "EV-125",
"source_id": "SRC-016",
"locator": {
"lines": "L41-L53"
},
"claim": "Lenders are hesitant on boarding-house-style property because of a limited investor-only resale pool; purpose-built properties are financed on commercial terms; internal door locks can trigger lender concern; converting without notifying the lender may breach the loan (SRC-201 L521-L523 adds insurance dependence on declared use and valuation-method risk).",
"support": "explicit",
"supports": [
"TERM-AuthType_InsurerConfirmation",
"TERM-AuthType_LenderApproval",
"TERM-RiskCat_Valuation",
"TERM-Role_Insurer",
"TERM-Role_Lender"
],
"confidence": 0.9,
"notes": null
}#93 EV-126
{
"id": "EV-126",
"source_id": "SRC-022",
"locator": {
"lines": "L132"
},
"claim": "Neither short-stay nor owner insurance policies cover unregistered boarding-house use.",
"support": "explicit",
"supports": [
"TERM-AuthType_InsurerConfirmation",
"TERM-RiskCat_Insurance",
"TERM-Role_Insurer"
],
"confidence": 0.7,
"notes": "Forum claim."
}#94 EV-130
{
"id": "EV-130",
"source_id": "SRC-201",
"locator": {
"lines": "L7, L169-L175"
},
"claim": "From 1 July 2027 residential negative gearing against non-property income is generally available only for new builds; established residential property acquired after 7:30 pm AEST on 12 May 2026 cannot offset excess rental losses against salary; holdings at the cut-off are grandfathered.",
"support": "explicit",
"supports": [
"AX-DOM-appliesToPropertyClass",
"AX-DOM-hasRule",
"AX-RNG-appliesToPropertyClass",
"AX-RNG-hasRule",
"AX-SUB-Regulator-GovernmentBody",
"AX-SUB-TaxRule-RegulatoryRule",
"ISSUE-006",
"TERM-PropertyClass",
"TERM-PropertyClassScheme",
"TERM-PropertyClass_EstablishedResidential",
"TERM-PropertyClass_NewResidentialBuild",
"TERM-Regulator",
"TERM-RegulatoryRule",
"TERM-Strategy_NewBuildBuyToLet",
"TERM-TaxRule",
"TERM-appliesToPropertyClass",
"TERM-cutoffDate",
"TERM-effectiveFrom",
"TERM-hasRule"
],
"confidence": 0.8,
"notes": "Synthesis-only claim: SRC-201 cites external sources through opaque tokens not present in the corpus; verify against primary legislation/guidance before relying on it (DEC-016, ISSUE-005). Corroborated in outline by SRC-025 L77 (EV-034)."
}#95 EV-131
{
"id": "EV-131",
"source_id": "SRC-201",
"locator": {
"lines": "L177-L179, L147, L151"
},
"claim": "From 1 July 2027 the 50% CGT discount for individuals, trusts and partnerships is replaced by cost-base indexation and a 30% minimum tax on real gains; Victorian smoke-alarm and rent-increase notice rules changed on 25 November 2025.",
"support": "explicit",
"supports": [
"AX-SUB-Legislation-LegalInstrument",
"AX-SUB-TaxRule-RegulatoryRule",
"ISSUE-006",
"TERM-Legislation",
"TERM-PropertyClass_ResidentialRental",
"TERM-RegulatoryRule",
"TERM-TaxRule",
"TERM-effectiveFrom"
],
"confidence": 0.8,
"notes": "Synthesis-only claim: SRC-201 cites external sources through opaque tokens not present in the corpus; verify against primary legislation/guidance before relying on it (DEC-016, ISSUE-005)."
}#96 EV-132
{
"id": "EV-132",
"source_id": "SRC-201",
"locator": {
"lines": "L105-L107"
},
"claim": "From 1 April 2025 to 31 March 2027 foreign persons are generally prohibited from acquiring established dwellings; purchasers must withhold 15% of sale value for contracts from 1 January 2025 unless a clearance certificate is provided.",
"support": "explicit",
"supports": [
"TERM-effectiveUntil"
],
"confidence": 0.8,
"notes": "Synthesis-only claim: SRC-201 cites external sources through opaque tokens not present in the corpus; verify against primary legislation/guidance before relying on it (DEC-016, ISSUE-005)."
}#97 EV-133
{
"id": "EV-133",
"source_id": "SRC-201",
"locator": {
"lines": "L109, L185-L189"
},
"claim": "Property acquired to derive rent is a capital asset while property developed for resale can be a profit-making undertaking taxed as ordinary income; ordinary residential rent is input taxed for GST while commercial residential premises (hotels, hostels, boarding houses) can be subject to GST; a state rooming house is not automatically a GST boarding house.",
"support": "explicit",
"supports": [
"AX-RNG-hasTaxClassification",
"AX-SUB-TaxRule-RegulatoryRule",
"TERM-AccommodationType_BoardingHouse",
"TERM-PropertyClass_CommercialResidentialPremises",
"TERM-RiskCat_TaxClassification",
"TERM-TaxClassification",
"TERM-TaxRule",
"TERM-Tax_CommercialResidentialPremises",
"TERM-Tax_InputTaxedResidentialRent",
"TERM-Tax_ProfitMakingUndertaking",
"TERM-hasTaxClassification"
],
"confidence": 0.9,
"notes": "Consistent with SRC-003 (ATO) on the investment/business distinction."
}#98 EV-134
{
"id": "EV-134",
"source_id": "SRC-201",
"locator": {
"lines": "L191, L231-L233"
},
"claim": "Queensland and Victoria offer qualifying build-to-rent projects a 50% land-tax valuation discount subject to at least 50 self-contained dwellings and affordability conditions; eligible individuals can receive up to an additional 10% CGT discount for affordable housing managed through a registered community housing provider.",
"support": "explicit",
"supports": [
"AX-DOM-appliesToPropertyClass",
"AX-RNG-appliesToPropertyClass",
"TERM-Effect_IncentiveEligible",
"TERM-PropertyClass",
"TERM-PropertyClass_AffordableHousing",
"TERM-PropertyClass_BuildToRentProject",
"TERM-Strategy_BuildToRent",
"TERM-ThresholdKind_Dwellings",
"TERM-appliesToPropertyClass"
],
"confidence": 0.8,
"notes": "Synthesis-only claim: SRC-201 cites external sources through opaque tokens not present in the corpus; verify against primary legislation/guidance before relying on it (DEC-016, ISSUE-005)."
}#99 EV-135
{
"id": "EV-135",
"source_id": "SRC-201",
"locator": {
"lines": "L573-L585"
},
"claim": "Small-scale development (build and hold; build, sell some, hold some; acquire, convert and hold) is the model most aligned with post-2026 tax settings because qualifying new residential property retains negative-gearing eligibility.",
"support": "explicit",
"supports": [
"TERM-Strategy_NewBuildBuyToLet",
"TERM-Strategy_SmallScaleDevelopment"
],
"confidence": 0.9,
"notes": "Report inference."
}#100 EV-136
{
"id": "EV-136",
"source_id": "SRC-201",
"locator": {
"lines": "L201-L210"
},
"claim": "Land-tax thresholds differ (QLD individuals $600,000, companies/trusts $350,000; VIC $50,000, absentee surcharge 4%, VRLT 1-3%); trusts face different treatment and 'buy it in a trust to save tax' is not a safe generic strategy.",
"support": "explicit",
"supports": [
"TERM-Structure_Company",
"TERM-Structure_DiscretionaryTrust"
],
"confidence": 0.8,
"notes": "Synthesis-only claim: SRC-201 cites external sources through opaque tokens not present in the corpus; verify against primary legislation/guidance before relying on it (DEC-016, ISSUE-005)."
}#101 EV-140
{
"id": "EV-140",
"source_id": "SRC-202",
"locator": {
"lines": "L37-L46"
},
"claim": "Property data sources fall into five tiers: open authoritative (QLD Open Data, Brisbane City Council, ABS, QGSO, Translink, QPS, RTA, Education, CER), public lookup/government paid (Titles Queensland, Valuer-General, OFT), commercial API/extract (PropTrack, Domain, QVAS brokers, REA Partner Platform), first-party (CRM, leasing system) and derived internally.",
"support": "explicit",
"supports": [
"AX-DOM-accessTier",
"AX-DOM-coversJurisdiction",
"AX-DOM-publishedBy",
"AX-RNG-accessTier",
"AX-RNG-coversJurisdiction",
"AX-RNG-describesJurisdiction",
"AX-RNG-publishedBy",
"AX-SUB-DataSource-InformationArtefact",
"TERM-DataAccessTier",
"TERM-DataAccessTierScheme",
"TERM-DataSource",
"TERM-Tier_Commercial",
"TERM-Tier_Derived",
"TERM-Tier_FirstParty",
"TERM-Tier_OpenAuthoritative",
"TERM-Tier_PublicPaid",
"TERM-accessTier",
"TERM-coversJurisdiction",
"TERM-describesJurisdiction",
"TERM-licenceNote",
"TERM-publishedBy"
],
"confidence": 1,
"notes": null
}#102 EV-141
{
"id": "EV-141",
"source_id": "SRC-202",
"locator": {
"lines": "L9-L11, L53-L112"
},
"claim": "Open data can supply addresses, parcels, zoning, overlays, school catchments, demographics, transport, development applications, flood exposure, climate, crime and pools; licensed data is required for property-level transactions, ownership and titles at scale, current listings, rich attributes, comparable sales, AVMs, rental histories and portal behaviour.",
"support": "explicit",
"supports": [
"AX-DOM-coversJurisdiction",
"AX-DOM-publishedBy",
"AX-DOM-suppliesAttribute",
"AX-RNG-coversJurisdiction",
"AX-RNG-publishedBy",
"AX-RNG-suppliesAttribute",
"AX-SUB-DataSource-InformationArtefact",
"TERM-Attr_DwellingAttributes",
"TERM-Attr_Listing",
"TERM-Attr_PortalEngagement",
"TERM-Attr_Transaction",
"TERM-Attr_Valuation",
"TERM-DataSource",
"TERM-PropertyAttribute",
"TERM-PropertyAttributeScheme",
"TERM-coversJurisdiction",
"TERM-publishedBy",
"TERM-suppliesAttribute"
],
"confidence": 1,
"notes": null
}#103 EV-142
{
"id": "EV-142",
"source_id": "SRC-202",
"locator": {
"lines": "L55-L57"
},
"claim": "The Queensland Office of Fair Trading maintains a free public register of licensed property agents, salespeople and corporations (licence number, class, status, business name) whose terms restrict bulk requests for marketing.",
"support": "explicit",
"supports": [
"AX-SUB-RealEstateAgentLicence-Authorisation",
"TERM-Attr_AgentLicence",
"TERM-RealEstateAgentLicence",
"TERM-licenceNote"
],
"confidence": 0.9,
"notes": null
}#104 EV-143
{
"id": "EV-143",
"source_id": "SRC-202",
"locator": {
"lines": "L58-L79, L97, L110-L111"
},
"claim": "Named datasets: Brisbane City Plan zoning and flood parcel metrics, Development.i applications, Education school catchments (KML, annual), Translink GTFS (CC BY), ABS Census DataPacks and QGSO projections, QPS crime map, Queensland Future Climate projections, RTA quarterly median rents from bond lodgements, QGSO development pipeline, QBCC pool register, CER solar by postcode.",
"support": "explicit",
"supports": [
"AX-DOM-suppliesAttribute",
"AX-RNG-suppliesAttribute",
"TERM-Attr_ClimateProjection",
"TERM-Attr_Crime",
"TERM-Attr_Demographics",
"TERM-Attr_DevelopmentApplication",
"TERM-Attr_DevelopmentPipeline",
"TERM-Attr_FloodHazard",
"TERM-Attr_PoolRegister",
"TERM-Attr_Rent",
"TERM-Attr_SchoolCatchment",
"TERM-Attr_SolarPenetration",
"TERM-Attr_TransportAccess",
"TERM-Attr_Zoning",
"TERM-PropertyAttribute",
"TERM-suppliesAttribute"
],
"confidence": 1,
"notes": null
}#105 EV-144
{
"id": "EV-144",
"source_id": "SRC-202",
"locator": {
"lines": "L245-L260"
},
"claim": "Sensible refresh cadences: address validation daily, QSCF weekly, City Plan change-driven, Development.i daily, listings near-real-time, RTA rent quarterly, QGSO development quarterly, ABS Census by cycle, school catchments annually.",
"support": "explicit",
"supports": [
"TERM-refreshCadence"
],
"confidence": 1,
"notes": null
}#106 EV-150
{
"id": "EV-150",
"source_id": "SRC-106",
"locator": {
"lines": "L16-L22"
},
"claim": "A property management business provides recurring income; its core commercial asset is the rent roll, the portfolio of properties managed under ongoing management agreements, each adding leasing, rent collection, inspection, maintenance, reporting and compliance obligations.",
"support": "explicit",
"supports": [
"AX-RNG-managedBy",
"AX-SUB-Business-Organisation",
"AX-SUB-PropertyManagementBusiness-Business",
"TERM-Business",
"TERM-PropertyManagementBusiness",
"TERM-Role_PropertyManager",
"TERM-managedBy"
],
"confidence": 1,
"notes": "Combined guide of SRC-009, SRC-013, SRC-014."
}#107 EV-151
{
"id": "EV-151",
"source_id": "SRC-106",
"locator": {
"lines": "L20, L350-L358"
},
"claim": "The rent roll is the managed portfolio; indicative staffing thresholds are around 100, 300 and 500+ properties under management, illustrative rather than fixed.",
"support": "explicit",
"supports": [
"AX-DOM-inPortfolio",
"AX-RNG-inPortfolio",
"AX-SUB-PropertyManagementBusiness-Business",
"TERM-Portfolio",
"TERM-PropertyManagementBusiness",
"TERM-inPortfolio",
"TERM-portfolioSizeProperties"
],
"confidence": 1,
"notes": null
}#108 EV-152
{
"id": "EV-152",
"source_id": "SRC-106",
"locator": {
"lines": "L20, L126-L160"
},
"claim": "Properties are managed under ongoing management agreements; the business plan states which services are provided and how each is charged.",
"support": "explicit",
"supports": [
"AX-RNG-managedBy",
"AX-SUB-ManagementAgreement-Agreement",
"TERM-ManagementAgreement",
"TERM-Role_PropertyManager",
"TERM-managedBy"
],
"confidence": 1,
"notes": null
}#109 EV-153
{
"id": "EV-153",
"source_id": "SRC-106",
"locator": {
"lines": "L86-L101"
},
"claim": "Property management is a regulated activity in Australia; licensing and registration vary by state and the business must be operated and supervised by appropriately licensed real estate professionals (SRC-014 L64, L142).",
"support": "explicit",
"supports": [
"AX-SUB-RealEstateAgentLicence-Authorisation",
"TERM-AuthType_AgentLicence",
"TERM-RealEstateAgentLicence"
],
"confidence": 1,
"notes": null
}#110 EV-154
{
"id": "EV-154",
"source_id": "SRC-014",
"locator": {
"lines": "L82-L98"
},
"claim": "Core services are tenant screening, lease preparation, rent collection, routine inspections, maintenance coordination, arrears management, lease renewals, vacate administration, owner reporting and communication; fee models are percentage of rent collected, flat fee or hybrid plus leasing, renewal, advertising and ancillary fees.",
"support": "explicit",
"supports": [
"AX-DOM-hasFeeModel",
"AX-DOM-providesService",
"AX-RNG-hasFeeModel",
"AX-RNG-providesService",
"TERM-FeeModel",
"TERM-FeeModelScheme",
"TERM-Fee_Advertising",
"TERM-Fee_Ancillary",
"TERM-Fee_Flat",
"TERM-Fee_Hybrid",
"TERM-Fee_Letting",
"TERM-Fee_PercentOfRent",
"TERM-Fee_Renewal",
"TERM-Service",
"TERM-feePercentOfRent",
"TERM-hasFeeModel",
"TERM-providesService"
],
"confidence": 1,
"notes": null
}#111 EV-155
{
"id": "EV-155",
"source_id": "SRC-106",
"locator": {
"lines": "L180-L208"
},
"claim": "Core workflows (landlord onboarding, tenant onboarding, leasing, rent collection, arrears, inspections, maintenance, renewals, vacates, reporting, complaints, compliance) each define trigger, responsible role, information, steps, decision points, communications, records, service standard and escalation path.",
"support": "explicit",
"supports": [
"AX-DOM-supportedByWorkflow",
"AX-RNG-supportedByWorkflow",
"AX-SUB-Workflow-InformationArtefact",
"TERM-Workflow",
"TERM-supportedByWorkflow"
],
"confidence": 1,
"notes": null
}#112 EV-156
{
"id": "EV-156",
"source_id": "SRC-106",
"locator": {
"lines": "L715-L736"
},
"claim": "A property-management business plan has sixteen sections including executive summary, company overview, value proposition, market analysis, target segments, services and fee structure, marketing, operations, technology and portals, staffing, financial plan, compliance and trust accounting, risk, growth, KPIs and quarterly review.",
"support": "explicit",
"supports": [
"AX-DOM-providesService",
"AX-RNG-providesService",
"TERM-Section_ComplianceTrustAccounting",
"TERM-Section_KPIs",
"TERM-Section_ServicesAndFees",
"TERM-Section_StaffingPlan",
"TERM-Section_TechnologyStrategy",
"TERM-Service",
"TERM-providesService"
],
"confidence": 1,
"notes": null
}#113 EV-157
{
"id": "EV-157",
"source_id": "SRC-106",
"locator": {
"lines": "L455-L504"
},
"claim": "Useful KPIs include properties under management, new and lost managements, vacancy, leasing velocity and days to lease, renewal rate, revenue per property, arrears, maintenance turnaround, landlord retention, complaint volume and trust reconciliation completion.",
"support": "explicit",
"supports": [
"AX-RNG-measuredBy",
"TERM-Metric_Arrears",
"TERM-Metric_DaysToLease",
"TERM-Metric_LandlordRetention",
"TERM-Metric_PropertiesUnderManagement",
"TERM-Metric_RevenuePerProperty",
"TERM-measuredBy"
],
"confidence": 1,
"notes": null
}#114 EV-158
{
"id": "EV-158",
"source_id": "SRC-014",
"locator": {
"lines": "L158"
},
"claim": "Management fee income equals properties x weekly rent x 52 x fee percentage; 200 properties at $550 and 7% gives about $400,400 per year (SRC-016 L57 reports fees up to 12% for multi-occupancy).",
"support": "explicit",
"supports": [
"TERM-feePercentOfRent"
],
"confidence": 1,
"notes": null
}#115 EV-159
{
"id": "EV-159",
"source_id": "SRC-106",
"locator": {
"lines": "L411-L422"
},
"claim": "An illustrative three-year model grows from 200 to 300 to 450 properties under management with gross fee income of $400,400, $534,534 and $831,831; figures are illustrative only.",
"support": "explicit",
"supports": [
"TERM-Metric_ManagementFeeIncome",
"TERM-Metric_PropertiesUnderManagement",
"TERM-portfolioSizeProperties"
],
"confidence": 1,
"notes": null
}#116 EV-160
{
"id": "EV-160",
"source_id": "SRC-004",
"locator": {
"lines": "L251-L255"
},
"claim": "Five Australian agency models: franchise (franchisor brand and system for fees), cooperative (licensor/licensee sharing services), joint venture (main owner holds at least 51% of each unit), boutique (single owner/operator, multiple managed units) and independent (fully owned, supported by a network).",
"support": "explicit",
"supports": [
"AX-DOM-businessModel",
"AX-RNG-businessModel",
"AX-SUB-Business-Organisation",
"AX-SUB-Organisation-Organization",
"AX-SUB-Organisation-Party",
"TERM-AgencyBusinessModel",
"TERM-AgencyBusinessModelScheme",
"TERM-AgencyModel_Boutique",
"TERM-AgencyModel_Cooperative",
"TERM-AgencyModel_Franchise",
"TERM-AgencyModel_Independent",
"TERM-AgencyModel_JointVenture",
"TERM-Business",
"TERM-Organisation",
"TERM-Sourcing_Network",
"TERM-businessModel"
],
"confidence": 1,
"notes": "Peer-reviewed PRRES 2017 paper (primary)."
}#117 EV-161
{
"id": "EV-161",
"source_id": "SRC-004",
"locator": {
"lines": "L309-L322"
},
"claim": "Franchises accumulate and control resources internally after early alliances; independents acquire resources externally; joint ventures centralise operations and insource previously outsourced functions.",
"support": "explicit",
"supports": [
"AX-RNG-sourcesCapabilityVia",
"TERM-AgencyBusinessModel",
"TERM-AgencyModel_Franchise",
"TERM-AgencyModel_Independent",
"TERM-Sourcing_InternalControl",
"TERM-sourcesCapabilityVia"
],
"confidence": 1,
"notes": null
}#118 EV-162
{
"id": "EV-162",
"source_id": "SRC-004",
"locator": {
"lines": "L52-L55, L193-L198"
},
"claim": "Outsourced corporate real estate activities include financial analysis, leasing, property management and administration; open innovation is inbound (in-sourcing external knowledge) or outbound (externalising commercialisation).",
"support": "explicit",
"supports": [
"AX-RNG-sourcesCapabilityVia",
"TERM-CapabilitySourcing",
"TERM-CapabilitySourcingScheme",
"TERM-Sourcing_InboundOpenInnovation",
"TERM-Sourcing_OutboundOpenInnovation",
"TERM-Sourcing_Outsourced",
"TERM-sourcesCapabilityVia"
],
"confidence": 1,
"notes": null
}#119 EV-163
{
"id": "EV-163",
"source_id": "SRC-107",
"locator": {
"lines": "L302-L337"
},
"claim": "Corem combines local management (tenant relationships, leasing, operations, market intelligence) with centralised administration, reporting, finance, technology, data and governance, a federated operating model (SRC-012 L23).",
"support": "explicit",
"supports": [
"TERM-CapabilitySourcing",
"TERM-Sourcing_Centralised",
"TERM-Sourcing_Localised"
],
"confidence": 1,
"notes": "Swedish company self-description."
}#120 EV-170
{
"id": "EV-170",
"source_id": "SRC-202",
"locator": {
"lines": "L179-L214"
},
"claim": "A canonical property master maps one internal property identifier to canonical address, G-NAF identifier, Queensland address identifier, coordinates, lot/plan, cadastral parcel identifier, title reference, valuation identifier, LGA/suburb/postcode, statistical areas and geometry, via the chain address -> parcel -> property.",
"support": "explicit",
"supports": [
"AX-DOM-locatedIn",
"AX-RNG-locatedIn",
"TERM-PropertyAsset",
"TERM-locatedIn"
],
"confidence": 1,
"notes": null
}#121 EV-171
{
"id": "EV-171",
"source_id": "SRC-202",
"locator": {
"lines": "L29"
},
"claim": "The Queensland Spatial Cadastral Fabric contains the spatial representation of current land parcels, legal lot-on-plan descriptions and attributes, updated weekly.",
"support": "explicit",
"supports": [
"AX-SUB-LandParcel-PropertyAsset",
"TERM-LandParcel",
"TERM-PropertyAsset"
],
"confidence": 1,
"notes": null
}#122 EV-172
{
"id": "EV-172",
"source_id": "SRC-202",
"locator": {
"lines": "L29, L68, L100"
},
"claim": "Lot-on-plan and cadastral identifiers link parcels to titles; QSCF geometry is not a legal survey of a boundary.",
"support": "explicit",
"supports": [
"AX-DOM-hasIdentifier",
"AX-RNG-hasIdentifier",
"AX-SUB-CadastralParcelIdentifier-PropertyIdentifier",
"AX-SUB-LandParcel-PropertyAsset",
"AX-SUB-LotOnPlanIdentifier-PropertyIdentifier",
"TERM-Attr_ParcelBoundary",
"TERM-CadastralParcelIdentifier",
"TERM-LandParcel",
"TERM-LotOnPlanIdentifier",
"TERM-PropertyIdentifier",
"TERM-hasIdentifier",
"TERM-identifierValue"
],
"confidence": 1,
"notes": null
}#123 EV-173
{
"id": "EV-173",
"source_id": "SRC-201",
"locator": {
"lines": "L149"
},
"claim": "Building classification must be determined by a competent building surveyor rather than assumed from the real-estate description.",
"support": "explicit",
"supports": [
"AX-SUB-Building-PropertyAsset",
"TERM-Building"
],
"confidence": 0.9,
"notes": null
}#124 EV-174
{
"id": "EV-174",
"source_id": "SRC-202",
"locator": {
"lines": "L25-L27"
},
"claim": "The Queensland Property Location Service validates addresses and property descriptions and returns geocoded location data free without authentication; G-NAF provides geocoded national addresses with identifiers under an open licence.",
"support": "explicit",
"supports": [
"AX-DOM-hasIdentifier",
"AX-RNG-hasIdentifier",
"AX-SUB-Address-PropertyIdentifier",
"TERM-Address",
"TERM-Attr_Address",
"TERM-PropertyIdentifier",
"TERM-hasIdentifier",
"TERM-identifierValue"
],
"confidence": 1,
"notes": null
}#125 EV-175
{
"id": "EV-175",
"source_id": "SRC-202",
"locator": {
"lines": "L67, L155"
},
"claim": "A Titles Queensland current title search identifies the current owner and registered interests including mortgages, easements, covenants, leases and caveats; title products are paid government sources.",
"support": "explicit",
"supports": [
"AX-SUB-TitleReference-PropertyIdentifier",
"TERM-Attr_Ownership",
"TERM-Attr_Title",
"TERM-TitleReference"
],
"confidence": 1,
"notes": null
}