The rules · For anyone checking how the firm is kept honest as of 24 October 2026
The rules that go with every programme.
How a developer who also builds, and who leases buildings for others, is kept honest: eight rules, each with the reason it exists. Cite any of them by its number.
They are written into every engagement letter and said aloud in the first meeting. A change to any of them is dated on this page.
For a board member, a lender, a broker, a partner, a journalist. Each rule has its own address on this page.
- One client per competing set
- Helio's interest disclosed in writing
- An open book, a maximum price, an independent cost consultant
- The fee stated separately; no share of a client's building
- No referral fees
- No brokerage service; no promise of rent, value or return
- Every figure names its source, its day and its grade
- A dwelling is a unit
The eight rules
In one sentence each, with the reason.
- One client per competing set: the same opening window, within 1.5 km, the same rent band. Helio's own projects count. A firm that advises two buildings competing for the same renters in the same months cannot serve either; counting its own projects closes the door it would otherwise leave open.§ 1 · rules.html#rule-1
- Helio's interest is disclosed in writing at the first meeting, and in every engagement letter. A developer who brings the builder, or who owns buildings of its own, is advising with an interest; the client should read it before anything else is said.§ 2 · rules.html#rule-2
- Construction for a client is on an open book with a maximum price, and the client may appoint an independent cost consultant paid by the project. A price the client can see line by line, with a ceiling, and a second reader of the costs: the structure a board or a funder needs in place of trust.§ 3 · rules.html#rule-3
- The fee is stated separately from the builder's price. Neither firm takes a share of a client's building. Two numbers the client can compare with any other offer, and no equity changing hands under the name of a service.§ 4 · rules.html#rule-4
- No referral fees are paid or accepted, to anyone. A lender, a broker or a manager who refers a building is thanked, not paid; a recommendation that is bought is not one.§ 5 · rules.html#rule-5
- Nothing on this site is a brokerage service, and nothing on it is a promise of rent, value or return. The firm develops and advises; it does not sell property for others or hold their money, and no figure here is a forecast for your building.§ 6 · rules.html#rule-6
- Every figure on this site names its source and the day it was read; a measured figure comes from a public record or a firm's own books, an inferred one is arithmetic on figures named beside it, an assumed one is a working figure. So that any reader can check a number, and knows which numbers are the record's and which are the firm's. The grades are marked beside every figure: measured inferred assumed§ 7 · rules.html#rule-7
- A dwelling is a unit. The record counts units, the programs fund units and the permits issue for units; one word keeps every figure on the site comparable with its source.§ 8 · rules.html#rule-8
Rules 1 to 8 as of 24 October 2026. No rule has been changed since this page was first published.
Where they apply
Every programme, every letter.
The same eight rules stand behind the three programmes and behind the firm's own projects. Each programme page repeats the ones that matter most to its reader.