Rent Billed (Active Leases)
$58,380
FJD/mth invoiced · 11 active leases · RENT_RECEIVED = $9,600 VERIFIED (Manta Ray only)
Holdover (Uncontracted)
$35,780
FJD/mth · P02 · RG09 · SQ17 · Bayleys — no signed lease
Vacancy Loss
~$8,000
FJD/mth · UDP404 + NRW-S3 + NRW-O2 vacant
Full Roll (If All Formalised)
~$96,160
FJD/mth · $1.15m/yr potential · all units occupied
Maintenance Spend YTD
$8,810
FJD confirmed paid · 2.0% of confirmed roll
Lease Compliance
4 Holdover
P02 · RG09 · SQ17 (amended in progress) · Bayleys ~Oct 2026
Maintenance — RED
2 Critical
Generator 13d waiting · RAMS Aug 12 unconfirmed (8d)
Decisions Pending
5
Generator · RAMS · Bayleys renewal · SQ17 lease · Stale drafts
Portfolio Units
15
Known billable + unconfirmed
Active Leases
11
SQ18 · NRW-O1 · KNL-10 · NRW-O3 · NRW-O4 · NRW-S2 · RG08 · UDP303 · NRW-S4 · Techno · Wananavu
Holdover Leases
4
P02 (Sep 2024) · RG09 (Oct 2025) · SQ17 (Jan 2026) · NRW-S1 (~Oct 2026)
Vacant / Pending
3
NRW-S3 · NRW-O2 · UDP404 (for sale $875k or rent $4k/mth)
Rent Unconfirmed
Aug 2026
All Aug receipts pending Dipnasha CC cycle
💬 Comms Gateway
ACTIVE ✅
Email gateway v1 - since 4 Jun 2026
🏠 Property Status - Full Portfolio
| RAG | ID | Property | Tenant | Rent (FJD/mo) | Lease Status | Expiry |
|---|---|---|---|---|---|---|
| HPS-P28 | Peninsula Lot 28 | Hari Punjas (Founder) | N/A | 🏛 Founder Res. | - | |
| HPS-P02 | Peninsula Lot 2 | Fiji Airways | $11,000 | 🔴 EXPIRED | 30 Sep 2024 | |
| HPS-RG08 | Riverside Gardens Lot 8 | ✅ ACTIVE — Rajib Ahmed Talukder | $0 | ✅ ACTIVE — $9,500+VAT/mth — Expires 27 Jul 2027 | ✅ Active — Rajib Ahmed Talukder. $9,500/mth+VAT. Expires 27 Jul 2027 | |
| HPS-RG09 | Riverside Gardens Lot 9 | Health Care (Fiji) / Herberts | $8,500 | 🔴 EXPIRED | 20 Oct 2025 | |
| HPS-SQ17 | Sovereign Quays Lot 17 | Harris Rhyder Gemmell (Greg Haig / Amanda Peatey) | $10,000 offer | ⚠️ Rent negotiation - deadline 8 Jun | Deadline: 8 Jun 2026 | |
| HPS-SQ18 | Sovereign Quays Lot 18 | Morgen & Andrew Griffiths | $9,000 | ✅ Active | 30 Nov 2026 | |
| HPS-NRW-O1 | AON Bldg Office 1 | AON (Fiji) Pte Limited | $10,000 +VAT | ✅ Active | 31 Dec 2027 | |
| HPS-NRW-S1 | AON Bldg Shop 1 | Bayleys Real Estate (Fiji) | $8,280+ * | ⚠️ Verify | ~31 Oct 2026 ? | |
| HPS-NRW-O2 | AON Bldg Office 2 | TBC | TBC | ❓ Unknown | - | |
| HPS-NRW-O3 | AON Bldg Office 3 | Uttermost Ministries Inc. | $2,500 + VAT/mth | ✅ Active | 31 Dec 2028 | |
| HPS-NRW-O4 | AON Bldg Office 4 | Uttermost Ministries Inc. | $2,400 VEP/mth | ✅ Active | 31 Dec 2028 (same tenant O3+O4) | |
| HPS-NRW-S2 | AON Bldg Shop 2 (188 sqm) | Manta Ray Island Resort Pte Ltd | $4,800 VIP/mth (from 1 Jul 2026) | ✅ Active | 31 May 2029 | |
| HPS-NRW-S3 | AON Bldg Shop 3 | TBC | TBC | ❓ Unknown | - | |
| HPS-NRW-S4 | AON Bldg Shop 4 | Dominion Finance Ltd (DFL) | $3,880 +VAT | 🔴 EXPIRED | ~Feb 2024 | |
| HPS-KNL-10 | Knolly Apt Flat 10, Suva | FMF Foods Ltd (Asanka K.) | $1,500 | ✅ Periodic | Ongoing |
* Pending / proposed amounts. Holdover tenants shown in amber - paying but without current formal lease.
💰 Finance Snapshot
SQ18 - Griffiths
$9,000 VEP
NRW-O1 - AON
$10,000 + VAT
KNL-10 - FMF Foods
$1,500 VEP
NRW-O3 - Uttermost Ministries
$2,500 + VAT
NRW-O4 - Uttermost Ministries
$2,400 VEP
NRW-S2 - Manta Ray Island Resort (from 1 Jul 2026)
$4,800 VIP
Confirmed Active
RENT BILLED (invoiced — not confirmed received)
$56,080/mo
P02 - Fiji Airways (holdover)
$11,000
RG09 - Health Care/Herberts (expired)
$8,500
SQ17 - Harris Gemmell (expired)
$8,000 ⚠
NRW-S1 - Bayleys (verify)
$8,280+
NRW-S4 - DFL (active — new lease 1 Aug 2026)
$3,880+VAT
Full roll (if all formalised)
~$91,860+/mo
🔧 Maintenance - Active Jobs
Generator - RG08 + RG09 (Clyde Equipment)
✅ Payment APPROVED 7 Jul · Reemal + Rahul instructed · expected ~14-16 Jul
FCCC lodged · installation complete · PO235931
🟡 FMF Pipeline
RAMS Cleaning - Narewa (TODAY)
🔴 9 Jul = quarterly full-service visit (windows+garden+floors = $659.25) - UNCONFIRMED
Contact: Shiva Nair s.nair@ramscleaning.co.nz · +679 998 4421 · or Shamlee on-ground
🔴 Today
Maintenance Spend YTD
$8,810 confirmed paid
~$1,133 pending
TBC generator
Denarau Island - Peninsula
HPS-P28
Peninsula Lot 28
Peninsula, Denarau Island
👤 Hari Punjas (Founder)
🏛 Founder's Residence - Not Rental
All matters escalate to Tyrone directly. Excluded from rent reports.
HPS-P02
Peninsula Lot 2
Peninsula, Denarau Island · CT 41873 · 1,353 sqm · Freehold
✈️ Air Pacific Ltd (t/a Fiji Airways) - Andries Viljoen
🔴 Lease Expired Sep 2024
$11,000/mo (no VAT) · 4-bed, pool, pontoon · Bond $10,000 · Invoice: INV02P-063 (May 2026) · New lease URGENTLY needed
Riverside Gardens
HPS-RG08
Riverside Gardens Lot 8
Riverside Gardens, Denarau · Generator install in progress (Clyde Pacific — Sept 15 target)
👤 Rajib Ahmed Talukder (Guarantor: Md. Shahariaz Chowdhury)
✅ ACTIVE — $9,500+VAT/mth — Lease 28 Jul 2026–27 Jul 2027
Bond $9,500. Pool + yard incl. Due 1st. CPI+1%/12mo review. 1yr + 1yr renewal option (1-month notice). ⚠️ Generator (MNT-HPS-RG08-2026-001): RED — 13 days no status from Nitin. Sept 15 target at risk.
HPS-RG09
Riverside Gardens Lot 9
Riverside Gardens, Denarau · Pool maintenance by landlord
🏥 Health Care (Fiji) Pte Ltd - Barry & Nicole Herberts
🔴 Lease Expired Oct 2025
$8,500 VEP/mo · Due 15th · Bond $8,500 · Renewal option: 2 yrs (14-day notice) - MISSED. Confirm Herberts still in residence.
Sovereign Quays
HPS-SQ17
Sovereign Quays Lot 17
Sovereign Quays, Denarau
👤 Greg Haig (tenant-sq17@[redacted]) + Amanda Peatey (tenant-sq17-2@[redacted]) · +679 744 8822
⚠️ Holdover — Expired Jan 2026 — NO SIGNED LEASE
Holdover at $8,000/mth (Dipnasha confirmed 24 May 2026). ⚠️ Legal exposure: undocumented tenancy. Amended lease being drafted by Dipnasha (Tyrone confirmed 14 Aug 2026). Contact: tenant-sq17@[redacted] / tenant-sq17-2@[redacted] / +679 744 8822
HPS-SQ18
Sovereign Quays Lot 18
Sovereign Quays, Denarau · Pool by landlord
👥 Morgen Griffiths & Andrew Griffiths
✅ Active - Expires Nov 2026
$9,000 VEP/mo · Due 15th · Bond $9,000 · Renewal: 2 yrs (14-day notice) · Alert: Oct 2026
Narewa Commercial Portfolio - AON Building
🏢 AON Building + Techno Building - Narewa Road, Denarau
| RAG | ID | Unit | Size | Tenant | Rent | Status |
|---|---|---|---|---|---|---|
| NRW-O1 | Office 1 (1F) | 180 sqm | AON (Fiji) Pte Limited | $10,000 +VAT | ✅ Active to Dec 2027 | |
| NRW-O2 | Office 2 (1F) | 211 sqm | TBC | TBC | ❓ Unconfirmed | |
| NRW-O3 | Office 3 (1F) | 101 sqm | Uttermost Ministries Inc. | $2,500 + VAT/mth | ✅ Active - Jan 2026 - Dec 2028 | |
| NRW-O4 | Office 4 (1F) | 86 sqm | Uttermost Ministries Inc. | $2,400 VEP/mth | ✅ Active - confirmed 3 Jun (Dipnasha) | |
| NRW-S1 | Shop 1 (GF) | 207 sqm | Bayleys Real Estate (Fiji) | $8,280+ ? | ⚠️ Verify Renewal | |
| NRW-S2 | Shop 2 (GF) | 188 sqm | Manta Ray Island Resort Pte Ltd | $4,800 VIP/mth | ✅ Active — 1 Jun 2026–31 May 2029 | |
| NRW-S3 | Shop 3 (GF) | 88 sqm | TBC | TBC | ❓ Unconfirmed | |
| NRW-S4 | Shop 4 (GF) | 97 sqm | Dominion Finance Pte Ltd | $3,880 VEP+VAT | ✅ Active — 1 Aug 2026–31 Jul 2029 · Bond $3,880 | |
| NRW-B2-T1 | Techno Bldg U1 | HPS Subsidiary | Techno (HPS Subsidiary) | $7,000 VEP/mth | ✅ Active — Extended to Dec 2026 (Tyrone confirmed 14 Aug 2026) | |
| NRW-B2-T2 | Techno Bldg U2 | - | Wananavu Energy Solutions | $2,300 VEP/mth | ✅ Active — 1 Aug 2026 (rent-free Aug, 1st rent 1 Sep) |
Suva Portfolio - Group 3
HPS-KNL-10
Knolly Apartments Flat 10 - 45 Knolly St, Suva
Lessor: Hari Punja Nominees Pte Ltd (separate entity) · ANZ Acct ANZ-****517
🏥 FMF Foods Limited - Asanka Kumarajeewa (Flute Specialist)
✅ Periodic Tenancy - Active
$1,500 VEP/mo · Due 1st · Furnished · 30-day notice to terminate · Contact: asanka.kumarajeewa@gmail.com | +679 998 4957
HPS-SUV-KVK
19 Kavaika Place - Suva
Owner-occupied residence · Tyrone Punja · Added 23 May 2026
🏠 Tyrone Punja - owner-occupied
🏠 Owner Occupied - Maintenance Only
Not a rental property. Aria coordinates maintenance only. Title / ownership entity / insurance TBC - awaiting from Tyrone.
HPS-SUV-UDP303
Unit 303 - Uduya Point Apartments, Lami
3BR / 2BA corner unit · Fully furnished · Waterfront complex · Added 23 May 2026
✅ Mariatu Kamara (IFAD Country Director) — Active from 31 Jul 2026
✅ ACTIVE — $5,500/mth. Lease expires 30 Jul 2028.
Listing: Harcourts #R4155743 · $6,500/mo · Listed 19 May 2026 · Pool, elevator, 24/7 security, generator, boat ramp · BC manager TBC
💰 Rental Operations — August 2026 | ⚠️ Invoices pending issue
$56,080
EXPECTED_MONTHLY_RENT (active leases — Aug invoices NOT YET issued)
$35,780
Holdover (uncontracted)
$9,600
Manta Ray — VERIFIED received
UNVERIFIED
All other Aug payments
| Property | Tenant | Rent | Due | Payment Aug | Status |
|---|---|---|---|---|---|
| HPS-SQ18 | Griffiths | $9,000 VEP | 15th | [TBC] | Active |
| HPS-RG08 | Rajib Talukder | $9,500 +VAT | 1st | [TBC] | Active |
| HPS-NRW-O1 | AON (Fiji) | $10,000 +VAT | 1st | [TBC] | Active |
| HPS-NRW-O3 | Uttermost | $2,500 +VAT | 1st | [TBC] | Active |
| HPS-NRW-O4 | Uttermost O4 | $2,400 VEP | 1st | [TBC] | Active |
| HPS-NRW-S2 | Manta Ray | $4,800 VIP | 1st | $9,600 ✅ VERIFIED (9 Jul) | Active — allocation TBC |
| HPS-NRW-S4 | DFL | $3,880 +VAT | 1st | [TBC] | Active — first Sep 2026 |
| HPS-NRW-B2-T1 | Techno (HPS) | $7,000 VEP | 1st | [TBC] | Extended Dec 2026 |
| HPS-KNL-10 | FMF Foods | $1,500 VEP | 1st | [TBC] | Periodic |
| HPS-SUV-UDP303 | Mariatu Kamara | $5,500 VEP | 1st | [TBC] | Active — IFAD |
| HPS-P02 | Fiji Airways | $11,000 | 1st | [TBC] | Holdover — 23mo |
| HPS-RG09 | Herberts | $8,500 VEP | 15th | [TBC] | Holdover — 10mo |
| HPS-SQ17 | Greg Haig / A.Peatey | $8,000 | 1st | [TBC] | Holdover — no lease |
| HPS-NRW-S1 | Bayleys | $8,280+ | 1st | [TBC] | ⚠️ Renewal ~Oct 2026 |
All [TBC] payments: UNVERIFIED — awaiting Dipnasha CC on receipts. Last updated: 20 Aug 2026. Source: revenue table (Aug 2026 invoiced).
⚡ Quick Actions — Send to Aria via Telegram
Click to open Telegram with a pre-filled message. Aria will process and update canonical records.
Full write-back capability pending D-003 (Cloudflare D1 + Pages Functions). ETA: post-email delivery fix.
Confirmed Monthly Income
$56,080
FJD + VAT · 10 active leases incl. RG08, UDP303, DFL new + Wananavu
Holdover (Likely Paying)
$35,780
FJD · 3 expired holdover tenancies (P02, RG09, SQ17)
Full Roll (If All Active)
~$91,860+
FJD/mo · Techno $7k VEP Jun-Aug · SQ17 corrected to $8k · +VAT on commercial
✅ Confirmed Active Rents
HPS-SQ18 - Griffiths
Due 15th · ANZ Acct ANZ-****418 · Expires 30 Nov 2026
$9,000 VEP
HPS-NRW-O1 - AON (Fiji)
Due 1st · +VAT · Current rate from 1 Jan 2026 · Expires 31 Dec 2027
$10,000 +VAT
HPS-KNL-10 - FMF Foods
Due 1st · Hari Punja Nominees Acct ANZ-****517 · Periodic
$1,500 VEP
HPS-NRW-O3 - Uttermost Ministries
Due 1st · +VAT · Active 1 Jan 2026 - 31 Dec 2028. Contact: UMHQFiji@gmail.com
$2,500 + VAT
HPS-NRW-O4 - Uttermost Ministries
Due 1st · VEP · Active - 31 Dec 2028. Confirmed Dipnasha 3 Jun 2026.
$2,400 VEP
HPS-NRW-S2 - Manta Ray Island Resort Pte Ltd 🆕
Due 1st · VIP · Signed 10 Jun 2026 · First rent 1 Jul 2026 (Jun = fit-out) · Bond $4,800 ✅ received · Expires 31 May 2029 · TLTB consent pending. Contact: Ryan Irvine 7725674
$4,800 VIP (from 1 Jul 2026)
HPS-RG08 - Rajib Ahmed Talukder 🆕
Due 1st · +VAT if applicable · 28 Jul 2026–27 Jul 2027 · Pool+yard incl. · Bond $9,500
$9,500+VAT
HPS-SUV-UDP303 - Mariatu Kamara (IFAD) 🆕
Due 1st · VEP · 31 Jul 2026–30 Jul 2028 · Diplomatic clause · Bond $5,500
$5,500
HPS-NRW-S4 - Dominion Finance (DFL) 🆕
Due 1st · +VAT · 1 Aug 2026–31 Jul 2029 · CPI+1%/12mo · Bond $3,880
$3,880+VAT
Confirmed monthly total
$56,080+
⚠️ Holdover / Expired - Historical Rates
These tenants may still be paying but have no current formal lease
HPS-P02 - Fiji Airways
Expired Sep 2024 · No VAT · Due 1st
$11,000
HPS-RG09 - Health Care/Herberts
Expired Oct 2025 · VEP · Due 15th
$8,500
HPS-SQ17 - Harris Gemmell (Greg Haig / Amanda Peatey)
Expired Jan 2026 · Offer: $10,000/mth (3 Jun) · DEADLINE 8 Jun 2026 · Due 1st
$8,500
HPS-NRW-S1 - Bayleys
Original rate 2018 · Current rate unknown · Verify
$8,280+
HPS-NRW-S4 - Dominion Finance (DFL) — ✅ Moved to Active
New lease 1 Aug 2026–31 Jul 2029. Shown in Confirmed Rents above.
$3,880+VAT ✅
NRW-B2-T1 - Techno (HPS Subsidiary)
Extended to Dec 2026 · same terms · Tyrone confirmed 14 Aug 2026
$7,000 VEP
NRW-B2-T2 - Wananavu Energy Solutions 🆕
Commenced 1 Aug 2026 · Rent-free Aug · First rent 1 Sep 2026 · Lease to be drafted
$2,300 VEP (from Sep)
HPS-RG08 — ✅ ACTIVE — Rajib Talukder $9,500+VAT
4 agents contacted 4 Jun 2026 (Bayleys, RHooker Nadi, Professionals Fiji, Harcourts Fiji). Awaiting responses.
$0
📅 Upcoming Lease Milestones
| Date | Property | Event | Action Required |
|---|---|---|---|
| NOW | HPS-RG08 | ✅ ACTIVE — Rajib Ahmed Talukder signed 28 Jul 2026. $9,500+VAT/mth. Lease to 27 Jul 2027. | Signed lease on file. Bond $9,500. Pool + yard incl. Guarantor: Md. Shahariaz Chowdhury. |
| ~31 Jul 2026 | HPS-NRW-S1 | 90-day watch: Bayleys 2nd renewal expiry | Verify renewal history first |
| ~31 Oct 2026 | HPS-NRW-S1 | Bayleys 2nd renewal may expire | Negotiate new lease or find replacement tenant |
| ~1 Oct 2026 | HPS-SQ18 | 60-day renewal warning - Griffiths | Notify Tyrone + Dipnasha |
| 30 Nov 2026 | HPS-SQ18 | Griffiths lease expiry | Renewal decision (2 yrs, 14-day notice) |
| 31 Dec 2027 | HPS-NRW-O1 | AON lease expiry | 90-day alert from Oct 2027 |
⬡ Finance & Cost Control - Controllable OPEX
Opex Ratio (Jun 2026)
7.8%
Ceiling: 10% · Target: 5% · Partial month
Basket Opex (Jun)
$5,439
FJD · $0 recurring · $5,439 capex (2 items)
Modern Aluminium
$3,380
VIP · Invoice A00045807 · Unpaid · Tyrone decision needed
Rolling 12m Ratio
N/A
Insufficient history · Available May 2027
📊 Controllable OPEX Ratio - June 2026
0%
▲ 5% target
▲ 10% ceiling (alert triggers here)
■ Recurring opex: $659 (May RAMS)
■ Capex: $4,780 (Kavaika improvements)
Net revenue base: $61,380 FJD · June 2026 invoiced
📋 Basket Expense Register
| Date | Property | Vendor | Type | FJD | Status |
|---|---|---|---|---|---|
| 27 May | NRW-O1 | RAMS Cleaning | Recurring | $659 | Paid |
| 1 Jun | SUV-KVK | Modern Aluminium | Capex | $3,380 | ⚠ Unpaid |
| 2 Jun | SUV-KVK | Viti General (VGM) | Capex | $1,400 | LPO Pending |
| Jun 2026 Basket Total | $5,439 | ||||
Basket: Maintenance · Cleaning · Capex · Landscaping · Pool · Pest · Consumables
Excluded: Mgmt fees · Utilities (tenant-borne) · Insurance · Rates
Excluded: Mgmt fees · Utilities (tenant-borne) · Insurance · Rates
💹 Revenue vs Opex by Business Unit
| Unit | Revenue | Opex | Ratio |
|---|---|---|---|
| Denarau | $38,000 | $0 | 0.0% ✓ |
| Narewa | $23,380 | $659 | 2.8% ✓ |
| Suva (KNL) | $1,500 | $0 | 0.0% ✓ |
| Suva (KVK) | $0 | $4,780 | N/A* |
| Portfolio | $61,380 | $5,439 | 7.8% ✓ |
*KVK is owner-occupied (Tyrone residence) - no rental revenue. Capex is one-off improvement, not recurring.
📈 Monthly Trend
💡 Cost Reduction Pipeline (Max CFO)
| # | Opportunity | Category | Est. Saving/yr | Effort | Risk | Status |
|---|---|---|---|---|---|---|
| CR-001 | Confirm if HPS is paying a pool contractor for RG09 (Landlord-responsible per lease). If untracked - could be unmonitored spend. | Maintenance | TBC | Low | None | Pending |
| CR-002 | Review RAMS window cleaning frequency (quarterly) for Techno Building - bi-annual may suffice given lower foot traffic vs AON. | Cleaning | ~$330/yr | Zero | Low | Pending |
| CR-003 | Verify no cleaning contract billing for residential properties - tenants bear all cleaning under signed leases (SQ17, SQ18, RG08, RG09). | Cleaning | TBC | Zero | None | Pending |
Max (CFO) scans daily for duplicates, inefficiencies, vendor negotiation openings, and automation candidates. Tyrone reviews monthly: PURSUE or PASS.
📄 Annual Contracts & Recurring Costs
| Vendor | Service | Annual Value | Monthly | Ref | Status |
|---|---|---|---|---|---|
| RAMS Cleaning Services | Narewa - AON + Techno · Monthly cleaning · Quarterly windows | $5,252.40 | $659.25 | PO236172 | Active |
Max CFO Mandate: Daily review at 9am Fiji · Alerts Tyrone if ratio approaches 10% · Flags duplicate billing & anomalies · Produces monthly cost reduction report · Zero spend authority - flags only.
📊 Annual Spending Budget - 2026
Maintenance Spend vs Revenue
2.2% of annual rent roll
✅ ON TRACK
$9,943 of $22,320 goal used - $12,377 headroom to goal
Annual Rent Roll
$446,400
FJD confirmed
Goal (5%)
$22,320
target limit
Hard Limit (10%)
$44,640
do not exceed
5% GOAL
$0
$22,320 - 5% goal
$44,640 - 10% limit (DO NOT CROSS)
Total YTD Spend
$9,943
2.2% of annual rent roll · July 2026
✅ Goal (5% = $22,320)
45%
of goal used · $12,377 headroom remaining
🚫 Hard Limit (10% = $44,640)
22%
of limit used · $34,697 headroom · well clear
📐 How limits are calculated:
Based on confirmed annual rent roll ($446,400 FJD).
Goal = 5% = $22,320 · Hard Limit = 10% = $44,640.
Bases update automatically when rent roll changes.
Aria alerts Tyrone if forecast spend will breach the 5% goal line.
[source: Tyrone - Telegram 9 Jul 2026]
🔧 Maintenance Spend - 2026 YTD
Confirmed Paid
$8,810
FJD - 3 jobs closed
Pending / Unconfirmed
~$1,133
FJD - RAMS + pool
Generator (TBC)
TBC
Clyde - invoice pending
RAMS Annual Budget
$5,252
FJD - Scenario B (full year)
Full tracker: mission-control/HPS_Maintenance_Costs_2026.xlsx · Updated: 9 Jul 2026
🗺️ Data Roadmap - What We Need to Run This Business Properly
🔴 CRITICAL - Can't run properly without this
• Rent payment confirmations - Dipnasha to CC Aria on all tenant payments
• Pool contractors - SQ17, SQ18, RG09 pool maintenance (who manages, what cost)
• Annual maintenance budget - per property or total (you set the number)
• Bayleys lease - current rent + renewal status (October 2026 risk)
🟡 HIGH VALUE - Big visibility improvement
• Insurance policies - insurer, sum insured, renewal dates, all properties
• Council rates - amount, due dates, per property
• Body corporate levies - Uduya Point UDP303 + UDP404 quarterly amount
• Utility accounts - EFL + WAF account numbers per property (for monitoring)
• Pre-letting condition - RG08, UDP303, UDP404 repair needs before tenant
🔵 GROWTH - Unlocks better analysis
• Property valuations - for gross yield calculation per property
• Purchase prices / book values - for ROI tracking
• Tenant payment history - who pays on time, who is chronic late
• Lease renewal intentions - early signal from Griffiths (Nov 2026 expiry)
• TLTB consent status - Narewa units (Manta Ray, Wananavu, Uttermost)
✅ READY TO BUILD - Have the data, need to wire it
• Monthly cash flow view - rent in vs maintenance out (once Dipnasha CC active)
• Per-property P&L - once rent receipts + costs are confirmed
• Arrears aging - fully built, hidden for now (no confirmed data yet)
• Maintenance schedule calendar - RAMS + pool + generator service dates
• Western property maintenance schedule - Word doc from Tyrone pending
💡 How to fill the gaps:
Send insurance certificates, rate notices, levy schedules to Aria (forward by email or Telegram).
Set annual maintenance budgets per property in a single Telegram message.
Dipnasha CCing Aria on rent receipts unlocks the full cash flow view automatically.
Confirmed Paid 2026
$8,810
FJD · 3 closed jobs
Pending / Unconfirmed
~$1,133
FJD · RAMS + pool
Generator (Clyde)
RED
13d no status · Sept 15 target at risk
RAMS Annual Budget
$5,252
FJD · Scenario B
🔧 Active & Pipeline Jobs
MNT-HPS-RG08-2026-001 - Generator · RG08 + RG09
Clyde Equipment (Pacific) Ltd · PO235931 · nitin@clydepac.com · +679 9997936
🔴 RED — 13 days no status update from Nitin. FINAL escalation to Tyrone (INT-D-20260815-0004) submitted Aug 16 — no response received as of 20 Aug.
⚠️ Sept 15 completion target — 26 days away — HIGH RISK without status confirmation. Call Nitin: +679 9997936
🔴 RED — Act Now
SVC-NRW-RAMS-2026-001 - RAMS Cleaning · Narewa
RAMS Cleaning Services · PO236172 · Shiva Nair: s.nair@ramscleaning.co.nz · +679 998 4421
🔴 RED CRITICAL — Aug 12 visit UNCONFIRMED (8 days ago). July docs 43 days outstanding. 6 escalations submitted since Aug 7 — only 1 ambiguous response received ("Below is well noted" — Aug 11).
⚠️ ~FJD $787.50 outstanding (Jul + Aug visits). Next visit: Sep 9 (20 days). FINAL escalation (INT-D-20260815-0003) to Tyrone Aug 16 — no response received.
Call Shiva Nair: +679 998 4421 / s.nair@ramscleaning.co.nz — NEW email received Aug 18 (UID 227) — review urgently
🔴 CRITICAL
SVC-NRW-AQUATIC-2026-001 - Pool · RG08
Aquatic Pool Maintenance · aquaticpoolmain@gmail.com · 8405787
Pool included in lease (tenant pays). INV-00359 ($80) payment initiated May - unconfirmed
⚠️ Uncertain
📅 RAMS 2026 Visit Schedule - Narewa (AON + Techno)
Scenario B · Monthly: garden + floors ($326.93) · Quarterly: full service incl. windows ($659.25) · Annual: $5,252.40 FJD
| Month | Date | Services | Cost | Invoice | Status |
|---|---|---|---|---|---|
| May | 27 May 2026 | Initial clean (floors + rails) | - | Not invoiced | ✅ Complete - photos Shamlee |
| Jun | 3 Jun 2026 | Garden + Floors | $393.75 | INV00009747 | ⚠️ GRN done - payment unconfirmed |
| Jun | 10 Jun 2026 | Garden + Floors | $326.93 | Not received | ⚠️ No invoice - follow up |
| Jul ★ | 9 Jul 2026 | FULL SERVICE (windows+garden+floors) | $659.25 | Today - TBC | 🔴 TODAY - UNCONFIRMED |
| Aug | 13 Aug 2026 | Garden + Floors | $326.93 | - | Scheduled |
| Sep | 10 Sep 2026 | Garden + Floors | $326.93 | - | Scheduled |
| Oct ★ | 8 Oct 2026 | FULL SERVICE (windows+garden+floors) | $659.25 | - | Scheduled |
| Nov | 12 Nov 2026 | Garden + Floors | $326.93 | - | Scheduled |
| Dec ★ | 10 Dec 2026 | FULL SERVICE (windows+garden+floors) | $659.25 | - | Scheduled |
| Annual Total (May-Dec 2026) | $5,252 | ★ = quarterly window month (full service) | |||
🏢 General Maintenance - Property Register (Western Properties)
Status as at 9 Jul 2026 · ❓ = needs Tyrone input · Source: HPS_Maintenance_Costs_2026.xlsx
| Property | Tenancy | Active Maintenance | Recurring Service | Next Action |
|---|---|---|---|---|
| HPS-NRW | AON, Uttermost, Manta Ray, Bayleys, DFL, Techno, Wananavu | 🔴 RED CRITICAL — Aug 12 visit unconfirmed (8d) · July docs 43d outstanding | ✅ RAMS Cleaning (SVC-NRW-RAMS-2026-001) | Call Shiva Nair: +679 998 4421 TODAY |
| HPS-RG08 | ✅ ACTIVE — Rajib Talukder | 🟡 Generator payment pipeline | ⚠️ Pool - service status unknown during vacancy | ❓ Pre-letting works? Pool paused? |
| HPS-RG09 | ⚠️ Holdover - Herberts | 🟡 Generator payment pipeline (shared) | None confirmed | Confirm generator operational |
| HPS-SQ17 | ⚠️ Holdover - Harris Gemmell | None active | ❓ Pool - contractor unknown | ❓ Who maintains pool? |
| HPS-SQ18 | ✅ Active - Griffiths | None active | ❓ Pool - HPS or tenant? | ❓ Confirm pool responsibility |
| HPS-P02 | ⚠️ Holdover - Fiji Airways | None active | None confirmed | ❓ HPS maintenance obligations? |
| HPS-KNL-10 | ✅ Active - FMF Foods | None active | None confirmed | ❓ Any known issues? |
📋 Job Register 2026 - All Jobs
| Job Ref | Property | Contractor | Description | Cost FJD | Status |
|---|---|---|---|---|---|
| MNT-HPS-SQ17-2026-001 | HPS-SQ17 | Wananavu (Ravinesh) | Minor repairs - tank floater, tap, hinges | $530.00 | ✅ Paid - 15 May 2026 |
| SVC-NRW-BLUEOAK-2026-001 | HPS-NRW | Blue Oak (Nelson Chand) | Aluca panel renovation - AON Building | $3,500.00 | ✅ Paid - Mar 2026 |
| SVC-NRW-RAMS-2026-001 | HPS-NRW | RAMS / Shiva Nair | Recurring cleaning - see schedule above | $5,252/yr | ✅ Active |
| MNT-KVK-MODALUM-2026-001 | HPS-SUV-KVK | Modern Aluminium | Louvered windows + flyscreen | $3,380.00 | ✅ Paid - Jun 2026 |
| MNT-KVK-VGM-2026-001 | HPS-SUV-KVK | VGM / Dharmen Nand | Window frame enlargement | $1,400.00 | ✅ Paid - Jun 2026 |
| MNT-HPS-RG08-2026-001 | RG08 + RG09 | Clyde Equipment (Nitin) | Generator supply + installation | TBC | 🟡 Payment approved - FMF pipeline |
| SVC-NRW-AQUATIC-2026-001 | HPS-RG08 | Aquatic Pool | Pool + yard maintenance | $80.00 | ⚠️ Payment unconfirmed |
| Confirmed Paid Total | $8,810.00 | Full tracker: HPS_Maintenance_Costs_2026.xlsx | |||
🔧 Contractor Directory & Routing Rules
🟢 Small Jobs (under $1,000)
Wananavu Energy Solutions
Sunil: wananavusolutions@gmail.com · +679 777 5750
Written quote required before every job
🟡 Larger Jobs (over $1,000 Nadi)
Minimum 2 quotes required
Blue Oak Construction: Nelson Chand nelsonnavneet@hotmail.com · +679 667 5398
+ one other AVL vendor
🚨 Emergency
Wananavu immediately + notify Tyrone simultaneously
2h SLA · All properties
🏛️ Suva Properties
Dharmen Nand (VGM)
vgm_dharmen@yahoo.com · +679 9259836
First call for KVK, UDP303, UDP404
⚠️ All spend requires Tyrone approval before engagement. No threshold exempts this. LPO → FMF Finance → Payment. Never direct to vendor.
➕ Add / Update Maintenance Job
⛔ WRITE DISABLED — requires Cloudflare Access + D1 database binding. Forms are ready; configure in Cloudflare Dashboard to enable.
💳 Record Verified Payment
PAYMENT_RECEIVED ≠ PAYMENT_ALLOCATED — these are tracked separately
⚙️ Phase 1 · Task store:
tools/tasks.jsonl · Write-restricted: Sonnet-Aria + human only · Computed fields rendered at load · Phase 2: workflow feed, escalation notifications
📋 Open Tasks
| PRI | ID | TITLE | PROPERTY | STATUS | DUE | DAYS OPEN | ⚠ |
|---|
✅ Completed - last 30 days (0)
| No completed tasks in the last 30 days. |
CLI:
python3 tools/tasks.py dashboard · propose-complete → sets Waiting on Approval · confirm-complete --by tyrone/dipnasha → only path to Completed · dual-approval requires both📨 Reply Drafts - Pending Approval
Send = reply APPROVE-[token] on Telegram · Reject = reply REJECT-[token]
Drafts generated automatically. No draft sends without your explicit APPROVE. Overdue flag at 48h.
⚠️ 71 NEW item(s) >24h with no draft — silent drop risk
98
Total Inbound
23
Actioned
2
Awaiting Approval
73
NEW (no draft)
73
Stale (>24h)
Stale / overdue items:
19RE: General Listing — Premium Apartments For Rent & Sale | Uduya 🔴 89d oldDraft #T2O
22RE: General Listing — Premium Apartments For Rent & Sale | Uduya 🔴 84d oldDraft #T2O
T?RE: General Listing — Premium Apartments For Rent & Sale | Uduya 🔴 83d oldDraft #T2O
T?Re: General Listing — Premium Apartments For Rent & Sale | Uduya 🔴 83d oldDraft #T2O
T?RE: General Listing — Premium Apartments For Rent & Sale | Uduya 🔴 83d oldDraft #T2F
T?RE: Installation Status — 19 Kavaika Place, Suva (Quote Q13590)🔴 83d oldDraft #T2O
T?Signed Lease & Rental Invoice🔴 81d oldDraft #T2F
T?RE: General Listing — Premium Apartments For Rent & Sale | Uduya 🔴 81d oldDraft #T2O
T?RE: Invoice NRW-S2 — Manta Ray Island Resort — First Rent🔴 76d oldDraft #T2F
T?RE: Invoice NRW-O1 — AON (Fiji) — July 2026🔴 76d oldDraft #T2F
T?RE: General Listing — Premium Apartments For Rent & Sale | Uduya 🔴 77d oldDraft #T2O
T?Re: General Listing — Premium Apartments For Rent & Sale | Uduya 🔴 77d oldDraft #T2F
T?RE: General Listing — Premium Apartments For Rent & Sale | Uduya 🔴 77d oldDraft #T2F
T?FW: RG8 AND RG9🔴 33d oldDraft #T2F
T?RE: General Listing — Premium Apartments For Rent & Sale | Uduya 🔴 77d oldDraft #T2O
T?RE: General Listing — Premium Apartments For Rent & Sale | Uduya 🔴 76d oldDraft #T2O
T?RE: General Listing — Premium Apartments For Rent & Sale | Uduya 🔴 76d oldDraft #T2F
T?Re: Water Bill & Other Issues🔴 75d oldDraft #T3
T?RE: General Listing — Premium Apartments For Rent & Sale | Uduya 🔴 75d oldDraft #T2O
T?Re: Quote - QT-000117 is awaiting your approval🔴 33d oldDraft #T2O
T?wailoaloa estate listing 🔴 33d oldDraft #T2O
T?Wailoaloa estate master plan🔴 33d oldDraft #T3
T?wailoaloa estate add🔴 33d oldDraft #T3
T?FW: 30 McGregor Road🔴 75d oldDraft #T3
T?RE: RG8 AND RG9🔴 73d oldDraft #T3
T?Re: Remittance Advice🔴 33d oldDraft #T3
T?RE: General Listing — Premium Apartments For Rent & Sale | Uduya 🔴 43d oldDraft #T2O
T?RE: General Listing — Premium Apartments For Rent & Sale | Uduya 🔴 43d oldDraft #T2F
T?Expiring Leases🔴 33d oldDraft #T2F
T?RE: General Listing — Premium Apartments For Rent & Sale | Uduya 🔴 43d oldDraft #T2O
T?RE: General Listing — Premium Apartments For Rent & Sale | Uduya 🔴 43d oldDraft #T2F
T?RE: General Listing — Premium Apartments For Rent & Sale | Uduya 🔴 43d oldDraft #T2O
T?RE: General Listing — Premium Apartments For Rent & Sale | Uduya 🔴 43d oldDraft #T2O
T?Re: General Listing — Premium Apartments For Rent & Sale | Uduya 🔴 43d oldDraft #T2O
T?Re: General Listing — Premium Apartments For Rent & Sale | Uduya 🔴 43d oldDraft #T2O
T?Re: Nasese Waters — Available Lots & Call Scheduling🔴 28d oldDraft #T3
T?Re: Just Rented — Unit 303 | Unit 404 Still Available — Uduya Poi🔴 43d oldDraft #T2O
T?Re: General Listing Invitation — Nasese Waters, Suva — 3% Co-Agen🔴 43d oldDraft #T2O
T?Delivery Status Notification (Failure)🔴 43d oldDraft #T3
T?Re: Just Rented — Unit 303 | Unit 404 Still Available — Uduya Poi🔴 43d oldDraft #T2O
T?Re: RAMS Cleaning — August 12 Visit Confirmation + July Invoice O🔴 33d oldDraft #T2F
T?Re: Just Rented — Unit 303 | Unit 404 Still Available — Uduya Poi🔴 43d oldDraft #T2O
T?Re: Just Rented — Unit 303 | Unit 404 Still Available — Uduya Poi🔴 43d oldDraft #T2O
T?Re: Just Rented — Unit 303 | Unit 404 Still Available — Uduya Poi🔴 43d oldDraft #T2O
T?Re: Just Rented — Unit 303 | Unit 404 Still Available — Uduya Poi🔴 42d oldDraft #T2O
T?Security alert🔴 42d oldDraft #T3
T?✅ Aria, finish setting up your Mac with Google🔴 42d oldDraft #T3
T?Welcome to Ideogram 👋🔴 42d oldDraft #T3
T?You shared some Google Account data with ideogram.ai🔴 42d oldDraft #T3
T?Re: Nasese Waters — Checking In | Lots 34 & 25🔴 41d oldDraft #T3
T?Re: Nasese Waters — Site Viewing | Following Up🔴 28d oldDraft #T3
T?Re: Nasese Waters — Site Viewing | Following Up🔴 28d oldDraft #T3
T?Re: Nasese Waters — Site Viewing | Following Up🔴 28d oldDraft #T3
T?Rent Receipts — Setting Up the Data Flow 🔴 33d oldDraft #T2F
T?Lease for Dominion Finance for your records. 🔴 33d oldDraft #T2F
T?Lease agreement 🔴 33d oldDraft #T2O
T?Security alert🔴 36d oldDraft #T3
T?You shared some Google Account data with Plex🔴 36d oldDraft #T3
T?Re: Uduya Point, Lami🔴 36d oldDraft #T3
T?Fw: Korolevu - original sales brochure🔴 33d oldDraft #T2F
T?Fw: Korolevu Titles🔴 33d oldDraft #T1
T?Re: RAMS Cleaning — August 12 Visit Status + Invoices Outstanding🔴 33d oldDraft #T2F
T?Re: RAMS — August 12 + September 9 Confirmation (PO236172)🔴 33d oldDraft #T3
T?RE: Uduya Point, Lami🔴 33d oldDraft #T2F
T?Re: Nasese Waters — Viewing Available | Following Up🔴 27d oldDraft #T3
T?You now have exclusive access to AI features🔴 16d oldDraft #T3
T?Re: Nasese Waters, Suva — Listing Opportunity | Co-Agency Invitat🔴 15d oldDraft #T2O
T?Delivery Status Notification (Failure)🔴 6d oldDraft #T3
T?Re: Nasese Waters, Suva — Listing Opportunity | Co-Agency Invitat🔴 6d oldDraft #T2O
T?Unit 404 - Uduya Point Sale Note Requirements🔴 4d oldDraft #T2O
T?Re: Unit 404 - Uduya Point Sale Note Requirements🔴 27h oldDraft #T2O
T?Re: Unit 404 - Uduya Point Sale Note Requirements🔴 27h oldDraft #T2O
T?Re: Unit 404 - Uduya Point Sale Note Requirements🔴 27h oldDraft #T2O
Verify SENT:
python3 tools/inbound_ledger.py verify-sent <uid> · Full ledger: python3 tools/inbound_ledger.py list📨 DRAFT READY
0h ago
RE: General Listing — Premium Apartments For Rent & Sale | Uduya Point
From: aria.hpsproperty@gmail.com · Matter: LET-HPS-UDP303-2026
Merged draft: replaces killed drafts #19 (IFAD terms) and #22 (follow-up). Apolo
Show draft
Hi Reginald,
Apologies for the delayed response — we should have come back to you sooner on this.
Thank you for facilitating the IFAD viewing and for your patience with us. Here are our responses to their requests:
1. Small room — bed & bedside table
We can provide a good-quality bed and bedsi
APPROVE APPROVE-MERGED-REGINALD
or
REJECT APPROVE-MERGED-REGINALD
reply via Telegram to send →
📧 DIGEST READY
INT-D-20260922-0001
3h ago
Morning Digest 2026-09-23
Show content
============================================================
ARIA MORNING DIGEST — Wednesday, 23 September 2026 | 07:00 FJT
Compiled: 2026-09-23 07:00 FJT | Source: cron-digest
============================================================
━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━
SECTION 1 — DECISIONS NEEDED (RED / URGENT)
━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━
APPROVE DIGEST INT-D-20260922-0001
or
REJECT DIGEST INT-D-20260922-0001
paste to Telegram →
🚨 Critical — Immediate Tyrone Decision Required
🔴 RED — 12 DAYS SILENT
Generator Install — Clyde Pacific (Nitin) MNT-HPS-RG08-2026-001
12 days without response from Nitin (nitin@clydepac.com / +679 9997936). INT-D-20260806-0003 submitted Aug 7 — no reply. FINAL escalation to Tyrone (INT-D-20260815-0004) submitted Aug 16 — no response. Sept 15 target is 27 days away. Action: Call Nitin directly today.
🔴 RED CRITICAL — 42 DAYS BLOCKED
RAMS Cleaning — Aug 12 Visit Unconfirmed SVC-NRW-RAMS-2026-001
Aug 12 visit unconfirmed (7 days ago — no report/invoice). July visit undocumented (42+ days). 5 escalations since Aug 7. Last response: Shiva Nair Aug 11 — "below is well noted" (ambiguous). FINAL escalation to Tyrone Aug 16 — no response. Financial impact: ~FJD $787.50 outstanding. Action: Call Shiva Nair directly (+679 998 4421).
🔴 LEGAL EXPOSURE
SQ17 — Undocumented Tenancy, Amended Lease Outstanding HPS-SQ17
Greg Haig + Amanda Peatey (tenant-sq17@[redacted] / tenant-sq17-2@[redacted]) confirmed by Tyrone 14 Aug 2026. No signed lease for current occupants — holdover $8,000/mth. Amended lease being drafted by Dipnasha. Still outstanding as of 19 Aug 2026. Action: Chase Dipnasha for amended lease draft.
🔴 APPROACHING — Oct 2026
Bayleys — Lease Renewal Unverified HPS-NRW-S1
Bayleys is an ANCHOR tenant (212sqm, Shop 1). Original lease expired Oct 2020; up to 2 × 3-yr renewals. If 2nd renewal was exercised, it expires ~Oct 2026 — 2 months away. Current rent rate unknown. Contact: Philip Toogood (philip.toogood@bayleysfiji.com.fj / +679 999 1449). Action: Verify renewal status + current rent IMMEDIATELY.
🔴 CRITICAL
Fiji Airways — Lease Expired Sep 2024 (~23 months holdover) HPS-P02
Still occupying + paying $11,000/mth. Occupant: Andries Viljoen. Lease expired 30 Sep 2024. No formalised arrangement. Contact via: PH 3301188. Action: New lease required — Tyrone to instruct Dipnasha.
⚠️ High Priority — Awaiting Action
⚠️ HIGH — DRAFT QUEUE STALE
Draft Queue — 2 Drafts 49–54 Days Old
Draft #19 (UID 152, 54 days) + Draft #22 (UID 156, 49 days) — both are Reginald Jokhan listing replies awaiting approval. Action: review in Drafts tab — APPROVE or KILL.
⚠️ HIGH — LEASE OUTSTANDING
Techno (NRW-B2-T1) — Lease Not Yet Received from Dipnasha HPS-NRW-B2-T1
Extended to Dec 2026 (confirmed Tyrone 14 Aug 2026). $7,000 VEP/mth. Dipnasha to provide lease document — still outstanding as of 19 Aug 2026.
⚠️ HIGH — LEASE OUTSTANDING
Wananavu (NRW-B2-T2) — Lease Not Yet Drafted HPS-NRW-B2-T2
Wananavu Energy Solutions commenced 1 Aug 2026. $2,300 VEP/mth. First rent 1 Sep 2026. Dipnasha to draft lease — outstanding. TLTB consent batch pending.
⚠️ HIGH — HOLDOVER
Herberts / Health Care Fiji — Lease Expired Oct 2025 HPS-RG09
Lease expired 20 Oct 2025 (~10 months holdover). Still occupying + paying $8,500 VEP/mth. New lease to be formalised through Dipnasha. Occupants: Barry & Nicole Herberts.
⚠️ HIGH — VACANT
NRW-S3 — Shop 3 Vacant (88 sqm) HPS-NRW-S3
Narewa Shop 3 (88 sqm) — no tenant, no active campaign. Marketing needed.
⚠️ HIGH — VACANT
UDP404 — Unit 404 Uduya Point Vacant HPS-SUV-UDP404
Fully furnished, vacant. Listed at $4,000/mth or $875,000 VEP sale. Agent: Laisa Cakau (laisa@professionalsfiji.com / +679 711 2901) + Lucy Derenalagi (Platinum Properties). Warm buyer lead via Darshika (due diligence). Awaiting property details from Tyrone.
✅ Recently Resolved
✅ HPS-RG08 rented — Rajib Ahmed Talukder, $9,500+VAT/mth, signed 28 Jul 2026 to 27 Jul 2027
✅ NRW-S4 DFL — new lease signed 1 Aug 2026. $3,880 VEP+VAT/mth to 31 Jul 2029
✅ UDP303 rented — IFAD/Mariatu Kamara, $5,500/mth, lease 31 Jul 2026–30 Jul 2028
✅ NRW-B2-T2 — Wananavu Energy Solutions signed Aug 2026. $2,300 VEP/mth. First rent 1 Sep 2026
✅ Governance Incident GI-001 remediated — intake.py approve now refuses all programmatic calls
✅ Modern Aluminium invoice A00045807 ($3,380 VIP) paid + closed Jun 2026
✅ VGM window frame works — paid 15 Jun 2026, closed
✅ Email gateway v1 ACTIVE — all outbound email routes through gateway — 4 Jun 2026
Loading…
NW-LEAD-001
CONTACTED
Moniz Nath
moniz.nath@gmail.com
Source
Email inbound
Email inbound
Lot interest
Unknown
Unknown
Last contact
16 Aug 2026
16 Aug 2026
3 emails — site viewing requested · Next: reply needed (email delivery pending)
NW-LEAD-002
CONTACTED
Raymond Keshwan
raymond_kesh@yahoo.com
Source
Email inbound
Email inbound
Lot interest
Lots 34 & 25
Lots 34 & 25
Last contact
13 Aug 2026
13 Aug 2026
Specific lot interest confirmed · Next: send lot details (email delivery pending)
2 verified buyer leads · Realtors: Jokhan, Platinum, Professionals Fiji · Last updated: 20 Aug 2026
Accounts Mapped
0/14
EFL + WAF registered
🔴 FLAGGED
0
Disconnection risk
Awaiting Approval
0
First-cycle drafts
PAID This Cycle
0
Jun 2026
Unknown Accounts
0
Pending Dipnasha ID
✅
No Disconnection Risk
No bills flagged. Nothing at cutoff risk.
💧 Payment Status - All Properties
Source: UTILITY-LEDGER.md · updated by live-sync
| Lot / Unit | EFL Acct | WAF Acct | Tenant | Balance Due | Due Date | Cutoff | Status | Follow-ups | Last Contact |
|---|---|---|---|---|---|---|---|---|---|
|
Awaiting account register - no bills to display yet.
Once Dipnasha provides account numbers, bills will populate here automatically via live-sync.
|
|||||||||
Status:
Awaiting
Notified
Follow-up 1
Follow-up 2
Follow-up 3
PAID
🔴 FLAGGED
Draft - Awaiting Approval
⚡ Usage Anomalies
Spike: >40% above trailing avg · also fed to SENTINEL
No spikes detected - system not yet live.
📈 Cost Trend Per Lot
Cost history builds after first billing cycle.
📨 Active Follow-Up Sequences
No active follow-up sequences.
⚙️ System Configuration
Follow-up cadence
3 × 3-day intervals
Spike threshold
>40% above trailing avg
Auto-send
Off - first cycle pending per type
Data source
UTILITY-ACCOUNTS.md + UTILITY-LEDGER.md
Register status
⏳ Awaiting Dipnasha - 4 Jun 2026
Usage anomalies
→ SENTINEL (escalations tab)
📄 Lease Register - All Known Agreements
| # | ID | Property | Tenant (Legal) | Start | End | Rent/mo | Bond | Renewal | Status |
|---|---|---|---|---|---|---|---|---|---|
| 1 | HPS-P02 | Lot 2 Peninsula | Air Pacific Ltd (t/a Fiji Airways) | 1 May 2016 | 30 Sep 2024 | $11,000 | $10,000 | 3 yrs mutual | 🔴 EXPIRED |
| 2 | HPS-RG09 | Lot 9 Riverside Gardens | Health Care (Fiji) Pte Ltd | 20 Oct 2023 | 20 Oct 2025 | $8,500 VEP | $8,500 | 2 yrs, 14-day notice | 🔴 EXPIRED |
| 3 | HPS-SQ17 | Lot 17 Sovereign Quays | Harris Rhyder Gemmell | ~1 Aug 2025 | 31 Jan 2026 | $8,500 | $8,500 | 6 mths, 3-mth notice | 🔴 EXPIRED |
| 4 | HPS-SQ18 | Lot 18 Sovereign Quays | Morgen & Andrew Griffiths | 1 Dec 2024 | 30 Nov 2026 | $9,000 VEP | $9,000 | 2 yrs, 14-day notice | ✅ ACTIVE |
| 5 | HPS-NRW-O1 | AON Bldg Office 1 | AON (Fiji) Pte Limited | 1 Jan 2025 | 31 Dec 2027 | $10,000 +VAT | $10,000 | 3 yrs, 3-mth notice | ✅ ACTIVE |
| 6 | HPS-NRW-S1 | AON Bldg Shop 1 | Bayleys Real Estate (Fiji) | 1 Nov 2018 | ~Oct 2026 ? | $8,280+ ? | $8,280 | 2×3 yrs ratchet | ⚠️ VERIFY |
| 7 | HPS-NRW-S4 | AON Bldg Shop 4 | Dominion Finance Ltd | ~1 Feb 2019 | ~Feb 2024 | $3,880 +VAT | $3,880 | 1×3 yrs - expired | 🔴 BOTH EXPIRED |
| 8 | HPS-KNL-10 | Knolly Apt Flat 10 | FMF Foods Limited | 7 Mar 2023 | Periodic | $1,500 VEP | None | 30-day notice | ✅ PERIODIC |
🔴 Lease Expiry Timeline - Already Expired
~Feb 2024 - DFL (NRW-S4)
~27 mths ago 🚨
30 Sep 2024 - Fiji Airways (P02)
~20 mths ago 🚨
20 Oct 2025 - Herberts/RG09
~7 mths ago ⚠️
31 Jan 2026 - Harris/SQ17
~4 mths ago ⚠️
📅 Upcoming Expiries
~Oct 2026 - Bayleys (NRW-S1)
~5 mths ⚠️
30 Nov 2026 - Griffiths (SQ18)
~6.5 mths ✅
31 Dec 2027 - AON (NRW-O1)
~19 mths ✅
Leases Filed
13
PDFs verified in workspace
Titles Filed
4
Korolevu CT11339–CT20575
Missing Docs
3
SQ17 new lease · P02 renewal · KVK title
📋 Leases — Status by Property
| Property | Tenant | Filename | Lease Status | Filed |
|---|---|---|---|---|
| HPS-P02 | Fiji Airways | Lot 2 Peninsula - Tenancy Agreement...1 May 2016.pdf | Expired Sep 2024 | ✅ |
| HPS-RG08 | Rajib Talukder | Signed Lease Agreement.pdf | Active Jul 2027 | ✅ |
| HPS-RG09 | Herberts | Agreement - 9 Riverside Gardens - 20 Oct 2023.pdf | Expired Oct 2025 | ✅ |
| HPS-SQ17 | Greg Haig / A.Peatey | LOT 17 SQ_Harris.pdf (original tenant) | ⚠️ Expired Jan 2026 — NO NEW LEASE | ⚠️ |
| HPS-SQ18 | Griffiths | LOT 18 SQ _Morgen & Andrew Griffiths_Signed.pdf | Active Nov 2026 | ✅ |
| HPS-NRW-O1 | AON (Fiji) | 250902 AON Lease.pdf + hps and aon.pdf | Active Dec 2027 | ✅ |
| HPS-NRW-O3 | Uttermost | NRW-O3_Appy_UtterMostMinistries.pdf | Active Dec 2028 | ✅ |
| HPS-NRW-O4 | Uttermost | Office 4 TF_uttermost.pdf | Active Dec 2028 | ✅ |
| HPS-NRW-S1 | Bayleys | Bayleys Real Estate - Lease Agreement_Stamped.pdf (2018) | ⚠️ Verify renewal ~Oct 2026 | ⚠️ |
| HPS-NRW-S2 | Manta Ray | HPS-NRW-S2_MantaRay_Lease_Signed_2026-06-01.pdf | Active May 2029 | ✅ |
| HPS-NRW-S4 | DFL | Lease - DFL.pdf · DFL - Lease Agreement_Signed.pdf | Active Jul 2029 | ✅ |
| HPS-KNL-10 | FMF Foods | Rental Agreement - Knolly Apartment (Flat 10)_Signed.pdf | Periodic — Active | ✅ |
| HPS-SUV-UDP303 | Mariatu Kamara | L2-02067 HPS - Residential Freehold Lease_Mariatu__Kamara_Signed.pdf | Active Jul 2028 | ✅ |
🏛 Titles
| Property | Document | Filed |
|---|---|---|
| Korolevu | CT11339.pdf / CT11340.pdf / CT20574.pdf / CT20575.pdf | ✅ properties/korolevu/titles/ — 20 Aug 2026 |
| Korolevu | Korolevu_Information_Package_2008.pdf | ✅ properties/korolevu/ — 20 Aug 2026 |
| HPS-SUV-KVK | Title document | 🔴 Not found — Tyrone to confirm |
🧾 Verified Payments
| Date | Property | Amount | Evidence | Status |
|---|---|---|---|---|
| 9 Jul 2026 | HPS-NRW-S2 Manta Ray | $9,600 FJD | MantaRay_RemittanceAdvice_9600_Jul2026.pdf — Westpac Bank Accepted | ✅ VERIFIED |
| Jun 2026 | Modern Aluminium KVK | $3,380 | A00045807_ModernAluminium_Kavaika_Jun2026.pdf | ✅ Dipnasha confirmed paid |
| Jun 2026 | Blue Oak NRW | $3,500 | TaxInv244_BlueOak_AON_Renovation.pdf | ✅ Paid |
HPS Leadership
Tyrone Punja
CEO / Principal
📧 Tyronepunja@hps.com.fj ✅ PRIMARY (restored 26 May 2026)
📧 Tyronepunja@fmf.com.fj ✅ secondary
📱 +679 990 6855
💬 Telegram: [contact via system]
Dipnasha Ben
Finance Controller
📧 dipnashab@fmf.com.fj
📱 +679 990 6834
Aria
AI Orchestrator (HPS)
📧 aria.hpsproperty@gmail.com
🤖 Telegram / OpenClaw
Tenants - Confirmed
Fiji Airways
Tenant - HPS-P02
📞 PH 3301188
No email on file
🔴 Lease expired Sep 2024
Greg Haig + Amanda Peatey
Tenants - HPS-SQ17 (Harris Rhyder Gemmell)
📱 +679 744 8822
📧 Greg: tenant-sq17@[redacted]
📧 Amanda: tenant-sq17-2@[redacted]
⚠️ Rent negotiation underway - $10,000/mth offered 3 Jun, awaiting reply
Asanka Kumarajeewa
Occupant - HPS-KNL-10 (FMF Foods)
📧 asanka.kumarajeewa@gmail.com
📱 +679 998 4957
✅ Periodic - active
Helipro Fiji Pte Ltd
Proposed Tenant - HPS-RG08 (❌ DEAD)
Dir: Michael Barbieri
Sec: Graeme Hedge
🔴 Deal killed by Tyrone - 2 Jun 2026. No active relationship.
Contractors
Clyde Equipment (Pacific) Ltd
Generator / Electrical Contractor
📧 nitin@clydepac.com
📧 praful@clydepac.com
📞 (679) 666-3477
Active: MNT-HPS-RG08-2026-001
Wananavu Energy Solutions
General Maintenance (under $1,000)
📧 wananavusolutions@gmail.com
📱 +679 777 5750
Contact: Sunil
Blue Oak Construction
Construction (Nadi) - Quotes
📧 nelsonnavneet@hotmail.com
📞 +679 667 5398
Contact: Nelson Chand
RAMS Cleaning Services
Cleaning - Narewa (AON + Techno)
Monthly: 2nd Wednesday
Windows: Quarterly
✅ Active contract from Jun 2026
Pending / No Contact
❓ Fiji Airways - email not on file. Contact via PH 3301188 or Tyrone/Dipnasha.
❓ Morgen & Andrew Griffiths (HPS-SQ18) - email/phone not in lease document. Needed.
❓ Barry & Nicole Herberts (HPS-RG09) - no direct contact on file. Via Health Care (Fiji) Pte Ltd.
❓ AON (Fiji) Pte Ltd (NRW-O1) - company confirmed, no contact person on file.
✅ Bayleys Real Estate (NRW-S1) - Philip Toogood (Director) · philip.toogood@bayleysfiji.com.fj · +679 999 1449 (confirmed Dipnasha 22 May 2026). Renewal status pending verification.
❓ Dominion Finance Ltd (NRW-S4) - no contact details on file.
Email
DEGRADED
SMTP auth OK · M365 delivery UNVERIFIED
Lead Ingestion
DEGRADED
2 real leads captured · website→pipeline untested
Backup
FAILED
backups/ empty · TM no destination
Scheduled Jobs
PARTIAL
Digest OK · SENTINEL not functional
Data
DEGRADED
22 [TBC] rent entries · Finance DB June only
Files
PARTIAL
Leases + titles filed · Wailoaloa attachments missing
Audit
ACTIVE
daily_audit.py running · log: audit/daily-audit-20260820.json
CF Access
NOT SET
Awaiting Tyrone manual config
📊 System Health Details
| System | Status | Last Verified | Detail |
|---|---|---|---|
| Mission Control deployment | HEALTHY | 20 Aug 2026 | CF Pages serving 200. Git push working. |
| Gmail SMTP auth | HEALTHY | 20 Aug 2026 12:01 | SMTP 250 OK. Sent folder verified via IMAP. |
| Gmail → M365 delivery | UNVERIFIED | Never | DELIVERY_STATE_UNVERIFIED_PENDING_M365_TRACE |
| Vacant units | 2 | Auto | NRW-S3 · UDP404 — marketing active |
| Leases expiring <90 days | 2 | Auto | Bayleys ~Oct 2026 · Griffiths Nov 2026 |
| SMTP credentials | ROTATION REQUIRED | 20 Aug 2026 | Password in git history — rotate via Google account |
| aria.db | HEALTHY | 20 Aug 2026 | 2.8MB · 27 tables · accessible |
| aria.db backup | FAILED | Never | Zero backups. Disk loss = total data loss. |
| Nasese lead pipeline | DEGRADED | 20 Aug 2026 | 2 verified buyer leads in DB. Website→pipeline path not tested. |
| Daily digest cron | HEALTHY | 20 Aug 07:00 FJT | INT-D-20260819-0001 compiled successfully. |
| APEX maintenance cron | DEGRADED | 20 Aug 09:00 FJT | Log writes OK. Escalation emails held — not dispatched. |
| Weekly memory consolidation | FAILED | Failed last run | Timeout at model-call-started phase. |
| Cloudflare Access | NOT CONFIGURED | Never | Site publicly accessible — awaiting Tyrone setup. |
⚠️ DATA STATUS: Payment ledger not yet backfilled. Contracted rents are confirmed from signed leases. All collection/balance/aging fields show
NO DATA until Dipnasha's payment records are imported. This tile is structurally complete - populate RENT_TRACKER.md payment history to activate.
Total Outstanding
NO DATA
FJD - awaiting ledger
Units in 60+ Days
NO DATA
payment records needed
Units in 31-60 Days
NO DATA
payment records needed
Collections Rate
NO DATA
collected ÷ due, rolling
Active Rent Roll
-
FJD/mth (contracted)
💳 Arrears Aging - Full Portfolio (sorted worst-first by status)
| Unit | Tenant | Mo. Rent | VAT | Due Date | Amt Due | Collected | Balance | Aging | Last Payment | Lease Status |
|---|
Source: RENT_TRACKER.md + LEASE_REGISTER.md (read-only view - no writes from this tile) | Last ledger read: 2026-06-04 (last RENT_TRACKER update)
WALT
-
months (active leases, rent-weighted)
Expiring ≤90 Days
-
active leases
Not Started ≤90d
-
renewal still "Not started"
Already Expired
-
holdover - formalise urgently
WALT excludes periodic tenancies and expired leases. NRW-S1 (Bayleys) end date assumed Oct 2026 - unverified. Market rent not available: 15 of 16 units NO DATA.
Source: LEASE_REGISTER.md + LEASE_EXPIRY_CALENDAR.md (read-only view) | Computed:
Source: LEASE_REGISTER.md + LEASE_EXPIRY_CALENDAR.md (read-only view) | Computed:
Decision Centre shows only items that have been investigated and genuinely require Tyrone authority. Items are removed when actioned. Last updated: 20 Aug 2026 13:00 FJT.