Managing Agents

For commercial property managing agents, maintaining building performance, ensuring statutory compliance, and protecting landlord client relationships are daily priorities. Managing major repairs, lease exits, and tenant disputes without technical backing creates operational strain.

LRM Property Advisory acts as an independent technical partner for commercial agencies, delivering RICS-regulated reports that streamline building operations and validate management recommendations to asset owners.

Core Support for Commercial Property Managing Agents

1. Independent Lease Make-Good & Dilapidation Assessments Managing tenant departures and lease end negotiations is often a major point of friction.

  • Dilapidation Audits: LRM conducts detailed exit assessments to quantify tenant wear and tear against original lease obligations.

  • Defensible Claims: Provides property managers with clear, objective evidence to enforce tenant reinstatement, recover costs, or settle bank guarantee drawdowns without legal disputes.

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2. Baseline Schedules of Condition for New Leases

To protect the asset owner's baseline and prevent tenant pushback at lease expiry:

  • LRM prepares comprehensive photographic Schedules of Condition before a new tenant moves in.

  • Gives managing agents undisputed documentation of the initial state of building fabric and services.

3. Long-Term CapEx & Maintenance Planning

Landlord clients expect proactive asset management rather than reactive emergency repairs.

  • LRM builds 10 to 15-Year Capital Expenditure (CapEx) Forecasts covering structural elements, roofing, and high-value plant services (HVAC, lifts, fire safety).

  • Equips managing agents with structured data to justify sinking fund budgets and plan planned maintenance routines with owners.

A cityscape with various buildings, trees, and hills in the background. A clock tower is prominent in the foreground, surrounded by low-rise shops and office buildings, with some modern structures and greenery throughout.

4. Statutory Compliance & Essential Safety Measures (ESM) Audits

Non-compliance with building codes or safety standards exposes both property managers and owners to legal liabilities.

  • LRM conducts audits against the Building Code of Australia (BCA) and Essential Safety Measures (ESM).

  • Identifies fire safety, access, or compliance gaps early, ensuring properties remain fully insurable and operational.

5. Defect Diagnosis & Remediation Advice

When persistent building issues arise—such as water ingress, concrete spalling, or recurring HVAC breakdowns—managing agents need expert cause-and-effect analysis.

  • LRM evaluates structural and building service failures to determine root causes.

  • Provides independent scopes of work so property managers can tender repairs accurately to contractors.

The LRM way

We tailor the process to you. Starting with a discovery meeting to understand your needs, we shape our services to fit.

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