Landlords

If you’re a commercial and industrial investors, your objectives may centre on:

  • safeguard of asset capital value;

  • maximising long-term net yield; and

  • maintaining a strong legal and physical position with tenants throughout the leasing lifecycle.

Core areas where we protect commercial landlords:

1. Acquisition Technical Due Diligence (TDD)

Before purchasing an industrial or commercial asset, hidden structural or mechanical failures threaten your initial yield. LRM delivers independent pre-purchase inspections to flag immediate liabilities:

  • Building Fabric & Envelope: Inspection of roof integrity, wall cladding, and foundations for water ingress or structural overload.

  • High-Cost Building Services: Audits of HVAC (mechanical), electrical switchboards, fire safety systems, and hydraulics—the components that drive unexpected capital outlays if neglected.

2. 10 to 15-Year Capital Expenditure (CapEx) Forecasting

Underwriting a commercial asset requires clear visibility into future cash flow needs.

  • LRM builds long-term CapEx models detailing when major building components (e.g., roof replacements, lift upgrades, plant overhauls) will reach end-of-life.

  • Enables landlords to properly budget sinking funds, structure outgoing recovery clauses, and prevent sudden net-yield erosion.

3. Lease Commencement & Schedules of Condition

A major source of landlord-tenant friction occurs at lease expiry when enforcing tenant repairs.

  • LRM prepares detailed, date-stamped Schedules of Condition at the start of a lease to baseline the property’s physical state.

  • Provides undisputed evidence of original condition, preventing tenants from blaming pre-existing defects when returning space.

4. End-of-Lease Make-Good & Dilapidation Assessments

When a commercial or industrial lease expires, returning the property to market condition without unrecovered damage is critical.

  • Dilapidation Audits: LRM assesses tenant lease obligations, detailing unauthorized alterations, unaddressed maintenance, or required fit-out removals.

  • Financial Recovery: Provides landlords with evidence to claim against bank guarantees, enforce reinstatement clauses, or negotiate accurate cash-in-lieu settlements.

5. Environmental Hazard & Contamination Due Diligence

Industrial sites often carry legacy chemical, fuel, or manufacturing contamination that poses statutory and legal risks.

  • LRM conducts environmental due diligence to check for soil/groundwater contamination and hazardous building materials (such as asbestos).

  • Protects landlords from acquiring uninsurable land or taking on costly government remediation mandates.

6. Regulatory & Essential Safety Measures (ESM) Compliance

Non-compliant assets invite municipal penalties, tenant lease disputes, and potential insurance invalidation.

  • Audits assets against the Building Code of Australia (BCA) and Essential Safety Measures (ESM).

  • Ensures fire systems, disability access, and building safety meet statutory standards for continuous occupancy.

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