A sample Capital Strategy Industrial warehouse and office, outer-eastern Melbourne
This is a real Moyne Ross Capital Strategy, version 2, issued on 6 November 2026, with the address and other identifying details changed. It shows what a client receives: a ten-year view of what the building is likely to need, when, and at what cost, line by line in a Capital Register, with the MR Index.
Costs are planning allowances in Australian dollars at Q4 2026, not quotes. The assessment is desktop-based: public records, imagery and listing material, reviewed by Moyne Ross before release.
- Ten years
- $331,225planning allowances, Q4 2026
- Next year
- $12,5003.8% of the ten years
- Years 2–5
- $217,22565.6% of the ten years
- Years 6–10
- $101,50030.6% of the ten years
- MR Index
- MR 2Routine profile
- Building
- 599 m²15 costed lines in 13 sections
Executive summary
A two-storey precast tilt-panel warehouse on a steel portal frame, with a glazed office frontage and steel mezzanine, most likely built between 2010 and 2012. The slab, portal frame and precast panels appear sound, with no visible cracking or corrosion, and the offices and roller shutter present well. Most of the capital falls in the 2–5 YR window, with a smaller share later and little in the first year beyond inspections.
The roof is the largest single matter. The low-pitch metal deck shows weathering and lap staining, and no anchors or fall protection are apparent beside the translucent sheets. The roof is common property, so the cost reaches the owner through owners corporation levies, and rooftop solar is best planned once the restoration is done. The unit is vacant, which suits access works before a tenant is in place. A roofing contractor inspection in 1 YR should come first, as it settles the scope of the restoration.
Key considerations
- Roofs & Rainwater GoodsNo anchors, static line or edge protection are apparent on a roof that carries translucent sheets, which presents a fall-through hazard. Have a roof-safety specialist inspect in 1 YR, so that anchor and sheet protection can be installed in 2–5 YR before any roof access is needed.
- Roofs & Rainwater GoodsThe low-pitch metal deck shows weathering, discoloured lap lines and staining, and the extent of fastener and sheet failure is not established. A roofing contractor inspection in 1 YR decides the scope of the 2–5 YR restoration, which in turn sets the timing of any solar installation.
- Building Code ComplianceThe first-floor offices are reached by an internal stair only, and no lift is visible. Engage an access consultant in 1 YR to establish whether performance solutions or ground-floor service delivery will suffice, or whether a platform lift is needed in 2–5 YR.
- SuperstructureThe steel mezzanine and its guarding appear in order, but the design documents and load rating are not established. A structural engineer's review in 1 YR confirms the safe working load before the unit is leased or sold.
- SubstructureThe title dates the shell to 2010–2012, but a conflicting third-party record gives 2003. A building inspector should confirm the date from approval records and review the mezzanine, fire and electrical certificates in one visit in 1 YR, which fixes the lifecycle basis for the services.
Where the capital sits
| Section | Next year | Years 2–5 | Years 6–10 | Ten years |
|---|---|---|---|---|
| Roofs & Rainwater Goods | $3,900 | $112,375 | $0 | $116,275 |
| Environmental | $0 | $1,200 | $41,500 | $42,700 |
| Building Code Compliance | $2,200 | $38,500 | $0 | $40,700 |
| Façades | $0 | $1,500 | $32,000 | $33,500 |
| Internal Areas | $600 | $0 | $28,000 | $28,600 |
| Mechanical Services | $700 | $21,000 | $0 | $21,700 |
| Electrical Services | $1,400 | $18,750 | $0 | $20,150 |
| External Elements | $0 | $13,400 | $0 | $13,400 |
| Fire Services | $700 | $6,500 | $0 | $7,200 |
| Hydraulic Services | $300 | $4,000 | $0 | $4,300 |
| Superstructure | $1,800 | $0 | $0 | $1,800 |
| Substructure | $900 | $0 | $0 | $900 |
| Vertical Transportation | $0 | $0 | $0 | $0 |
| Total | $12,500 | $217,225 | $101,500 | $331,225 |
How sure we are
| Confidence | Lines | Capital | Share |
|---|---|---|---|
| High | 0 | $0 | 0% |
| Medium | 18 | $0 | 0% |
| Low | 23 | $331,225 | 100% |
Every costed line here rests on low-confidence evidence: a desktop read of a unit with no documents supplied. That is why each one carries the inspection that would narrow it.
The Capital Register
One row per element of the building: its condition, the action it needs, when that falls, what it is expected to cost, how much it matters and how firm the evidence is. Each costed row is followed by its cost basis.
Substructure · $900
| Item | Element | Condition | Action | Impact | 1 yr | 2–5 yr | 6–10 yr | Total | Confidence |
|---|---|---|---|---|---|---|---|---|---|
| 1.1 | Foundations: Pad/Strip Footings to Precast Panels and Portal Columns | Footings supporting precast panels and portal columns are concealed. The building is roughly 15 years old, and no cracking or panel-base distress is apparent in the available imagery. Early performance is governed by founding quality and panel-base grouting; any panel-base staining or joint movement would be the visible indicator. | Watch panel bases, slab perimeter and external pavement edges for settlement cracking or grout loss during routine maintenance and the next planned condition review; no allowance is required. | Routine R&M | $0 | $0 | $0 | $0 | Low |
| 1.2 | Slab on Ground: Sealed Industrial Slab | Warehouse floor presents a uniform grey sealed finish with no visible cracking, curling or joint spalling in the listing photos. At around 15 years old, the slab is mid-life for a light-industrial duty. Sealer wear and joint arris damage under forklift or pallet-truck traffic are the changes to watch. | Keep the sealed finish maintained and sweep joints clear of debris; re-seal worn traffic lanes during ordinary tenancy changeover. Watch saw-cut joints for arris chipping and any new cracking. | Routine R&M | $0 | $0 | $0 | $0 | Medium |
| 1.3 | Construction Era and Fabric Verification: Building Inspection | The lot was created by a plan of subdivision registered in May 2010, so the shell is likely to date from 2010–2012. A third-party record of 2003 for a sibling lot conflicts with the title date. Roof, services and compliance items depend on the actual build date and on certification records. | Commission a building inspector to confirm the construction date from the occupancy permit and building approval records and to review mezzanine, fire and electrical certificates in one combined visit. | Planned R&M | $900 | $0 | $0 | $900 | Low |
| Cost basis. Allow around $900 for a building inspector to retrieve the occupancy permit, review the owners corporation records and certificates, and carry out a combined visual walk-through. This is an indicative fee for a half-day engagement, and it excludes any specialist trade inspections priced under their own items. | |||||||||
Superstructure · $1,800
| Item | Element | Condition | Action | Impact | 1 yr | 2–5 yr | 6–10 yr | Total | Confidence |
|---|---|---|---|---|---|---|---|---|---|
| 2.1 | Structural Frame: Steel Portal Frame and Roof Purlins | Painted steel portal rafters, bracing and purlins are visible internally with no observable corrosion, paint breakdown or distortion. The frame is roughly 15 years old. Bolted connections, eaves haunches and the paint film near translucent sheeting are the points to watch for early corrosion. | Include the portal frame, bracing and haunch connections in routine maintenance walk-throughs; touch up any paint breakdown at eaves and sheet-lap leak points promptly to protect the steel. | Routine R&M | $0 | $0 | $0 | $0 | Medium |
| 2.2 | Load-Bearing Masonry: Precast Concrete Wall Panels | Internal precast panel faces present as consistent grey concrete with no visible cracking or spalling in the listing photos. Sibling lots in the estate are described as full tilt precast. Panel-to-panel joints and base connections are installation-sensitive interfaces; joint sealant condition is the visible indicator to watch. | Inspect panel joints and base grout lines annually during routine maintenance, and record any opening joints, rust staining or cracking at lintels and corners for the next condition review. | Routine R&M | $0 | $0 | $0 | $0 | Medium |
| 2.3 | Upper Floor Slabs & Structures: Steel-Framed Mezzanine and First-Floor Office Floor | The 133 m² mezzanine has steel columns, beams and a decked floor with a galvanised-style guard and steel stair. The first-floor offices (92 m²) carry carpet over the floor structure. No visible deflection, corrosion or loose connections are apparent. The mezzanine is listed as high load rated; the rating plate and engineer certification are not sighted. | Commission a structural engineer to review mezzanine design documents and load-rating certification, with a visual check of connections and balustrade fixings, and confirm the safe working load for lease or sale. | Important R&M | $1,800 | $0 | $0 | $1,800 | Low |
| Cost basis. Allow around $1,800 for a records review of mezzanine design, certification and a non-invasive visual check by a structural engineer. This is an indicative allowance for a half-day engagement. It excludes any remedial strengthening, re-certification testing or balustrade replacement, which would be scoped separately if the review identifies a gap. | |||||||||
Façades · $33,500
| Item | Element | Condition | Action | Impact | 1 yr | 2–5 yr | 6–10 yr | Total | Confidence |
|---|---|---|---|---|---|---|---|---|---|
| 3.1 | Cladding & Wall Systems: Painted Precast Concrete Panels | External precast panels are finished in pale render-like paint with darker banding. The aerial listing image shows a clean, uniform surface with no obvious staining or cracking. The coating is roughly 15 years old if original. Panel joints are the installation-sensitive interface; sealant splits and efflorescence are the indicators to watch. | Allow for localised crack repair, panel-joint sealant replacement and a full repaint of external precast surfaces, a range of $22,000–$42,000. A building surveyor or coatings consultant inspection will confirm the actual figure, and its cost is included. | Planned R&M | $0 | $1,500 | $32,000 | $33,500 | Low |
| Cost basis. Apply an indicative allowance across about 800 m² of external wall and panel surface for this unit's frontages. The allowance covers surface preparation, minor crack and spall repair, replacement of failed joint sealant, and two coats of exterior acrylic over the existing system with access by elevated work platform. Allow $1,500 for a coatings or building inspection to set the repaint and sealant scope. Excludes structural panel repair, scaffold for full-height elevations beyond platform reach and graphics or signage reinstatement. The wall area is an estimate from the listing aerial and floor area, not a measured quantity. | |||||||||
| 3.2 | Glazing Systems: Aluminium-Framed Shopfront and Office Glazing | Dark powder-coated aluminium framing with full-height glazing to the ground and first-floor offices and a glazed entry door. Frames and glass appear clean and square with no visible seal failure or fogging in the listing photos. Glazing is roughly 15 years old and the finish and gasket condition suit that age. Perimeter sealant and door hardware are the wear points to watch. | Keep drainage weep holes clear, lubricate door hardware and check perimeter sealant at sills and heads during routine maintenance; replace any cracked or fogged panes as they appear. | Routine R&M | $0 | $0 | $0 | $0 | Medium |
| 3.3 | Sealants & Joints: Panel Joints and Glazing Perimeters | Elastomeric sealants to precast joints and glazing perimeters are typically at the end of a 12–15 year design life at this age. Condition is not visible at the resolution of the available imagery. Splitting, loss of adhesion and joint staining are the expected failure modes and admit water to the wall base and window heads. | Sealant renewal is included in the external repaint scope at Item 3.1; no separate allowance is carried here. | Routine R&M | $0 | $0 | $0 | $0 | Low |
| 3.4 | Canopies & Awnings: Entry Canopy | A dark, flat-profile steel or aluminium canopy projects over the glazed entry with no visible sagging or staining. Canopy is likely contemporaneous with the building at roughly 15 years old. The fixing to the precast panel and the top-surface flashing are the interfaces to watch for water ingress. | Clear the canopy top and downpipe outlet of debris and check wall fixings and flashing for staining during routine maintenance; investigate promptly if rust bleed appears below the fixings. | Routine R&M | $0 | $0 | $0 | $0 | Low |
Roofs & Rainwater Goods · $116,275
| Item | Element | Condition | Action | Impact | 1 yr | 2–5 yr | 6–10 yr | Total | Confidence |
|---|---|---|---|---|---|---|---|---|---|
| 4.1 | Roof Coverings: Low-Pitch Profiled Metal Deck with Translucent Sheeting | Low-pitch metal sheeting (measured pitches 1–5°) shows weathering, discoloured lap lines and staining across the aerial image. Translucent strips along the ridge lines are visible internally. At about 15 years old, sheet laps, screw fixings and translucent sheet sealing at low pitch are likely sources of leaks. Corrosion at lap lines and fastener washers is the failure mode to expect. | Allow for re-fixing and re-sealing of sheet laps and fasteners, replacement of failed translucent sheets, flashing repairs and a restorative roof coating over the unit's roof, a range of $55,000–$110,000. A roofing contractor inspection will confirm the actual figure, and its cost is included. | Important R&M | $2,200 | $82,875 | $0 | $85,075 | Low |
| Cost basis. Apply an indicative allowance across about 650 m² of roof over this pavilion; the wider measured roof of 1,656 m² serves the whole cluster so only the pavilion area is used. The range runs from lap and fastener re-sealing with partial sheet and translucent replacement at the lower end to restorative coating and extensive sheet replacement at the upper end. It includes safety mesh and edge protection, sheet-by-sheet reflashing and gutter-lap sealing. Allow $2,200 for a roof inspection that will set the scope. It excludes full re-roofing, insulation replacement and structural purlin repair. The roof area is estimated from the listing aerial. | |||||||||
| 4.2 | Roof Coverings: Lifecycle Reserve for Full Sheet Replacement | Pre-finished metal deck of this type typically has a 25–35 year service life in this environment. Replacement at this unit falls beyond the ten-year horizon once the restoration works at Item 4.1 are complete. | Plan for full roof sheeting replacement with new insulation blanket and translucent sheets beyond the ten-year horizon, a range of $130,000–$210,000. | Routine CAP | $0 | $0 | $0 | $0 | Low |
| Cost basis. Order-of-magnitude allowance for stripping and replacing about 650 m² of profiled metal roofing, insulation blanket, translucent sheets, flashings and safety mesh with scaffold edge protection. It excludes purlin replacement, rainwater goods, and any asbestos handling, which is not expected in a roof of this age. | |||||||||
| 4.3 | Insulation: Sisalation-Type Foil Blanket Under Roof Sheeting | Foil-faced blanket is visible under the purlins across the warehouse roof, with a consistent silver face and no obvious sagging or tearing in the listing photos. The material is roughly 15 years old. Tears, sags and moisture staining near laps and translucent sheets are the indicators to watch. | Observe the blanket for sagging, torn laps and condensation staining after heavy rain during routine inspections; patch tears as found by the maintenance contractor. | Routine R&M | $0 | $0 | $0 | $0 | Medium |
| 4.4 | Skylights, Dormers & Glazed Atria: Translucent Roof Sheets | Translucent sheets in strips run along the rafter lines, providing daylight to the warehouse. Sheets of this type usually discolour and embrittle after 12–15 years of UV exposure. Cracking and loss of translucency are the failure modes and increase the fall-through risk to anyone accessing the roof. | Translucent sheet replacement and fall-through protection are included in the roof allowance at Item 4.1; no separate allowance is carried here. | Routine R&M | $0 | $0 | $0 | $0 | Low |
| 4.5 | Rainwater Systems: Eaves/Box Gutters and Downpipes | Round downpipes are visible externally against the precast walls, and the roof drains to concealed or box gutters. The low pitch (1–5°) makes gutter capacity and outlets critical. Blocked outlets, corroded gutter laps and downpipe joint leaks are the failure modes to expect in a roof of this age and type. | Allow for gutter lap resealing, outlet and sump clearing, downpipe joint repair and replacement of short corroded gutter lengths, a range of $8,000–$20,000. A roof plumber inspection will confirm the actual figure, and its cost is included. | Important R&M | $900 | $14,000 | $0 | $14,900 | Low |
| Cost basis. Indicative allowance for gutter and downpipe repairs across the pavilion roof. It covers cleaning, lap resealing, outlet replacement, short gutter replacements and downpipe joint repairs. An allowance of $900 covers a roof plumber's inspection, normally combined with the roof inspection at Item 4.1. It excludes full gutter replacement, overflow upgrades and stormwater pit works. | |||||||||
| 4.6 | Roof Safety Systems: Edge Protection, Anchors and Access | No roof anchors, static lines or edge protection are visible in the aerial imagery of the pavilion, and the roof has translucent strips that present a fall-through hazard. Roofs of this type and age typically need anchor points and a documented access system for maintenance workers. | Allow for installation of a static line or anchor system and fall-through protection to translucent sheets, a range of $9,000–$22,000. A roof-safety specialist inspection will confirm the actual figure, and its cost is included. | Important BCC | $800 | $15,500 | $0 | $16,300 | Low |
| Cost basis. Indicative allowance for a certified anchor and static-line system sized to the pavilion roof with screens or safety mesh over translucent sheets. It includes engineered design, installation and certification. An allowance of $800 covers a roof-safety audit of existing provisions, typically combined with the roof inspection. It excludes full perimeter guardrail systems and roof access ladders and hatches. | |||||||||
Internal Areas · $28,600
| Item | Element | Condition | Action | Impact | 1 yr | 2–5 yr | 6–10 yr | Total | Confidence |
|---|---|---|---|---|---|---|---|---|---|
| 5.1 | Main Entrance & Reception: Ground-Floor Glazed Entry and Front Office | A front ground-floor office with a glazed entry door, fluorescent ceiling lights, suspended tile ceiling, painted walls and a sealed concrete floor. Finishes are clean and recently painted, consistent with the upgrade described in the listing. Wear is expected at door thresholds and walls. | Retain routine cleaning and touch-up painting of high-contact walls and door hardware; keep ceiling tiles dry and replace any stained tile promptly. | Routine R&M | $0 | $0 | $0 | $0 | Medium |
| 5.2 | Commercial Office Areas: First-Floor Offices with Carpet and Suspended Ceilings | The first-floor offices (92 m²) have new-looking carpet, painted walls, a suspended grid ceiling with fluorescent troffers, built-in joinery and aluminium glazing. Finishes look recently renewed. Carpet and ceiling grid should remain serviceable for the 10-year horizon with normal tenant use. | Maintain with routine cleaning and spot repairs; budget carpet replacement only at the next change of tenant after heavy wear shows. | Routine R&M | $0 | $0 | $0 | $0 | Medium |
| 5.3 | Flooring: Epoxy/Sealed Warehouse Slab, Office Carpet | A grey epoxy or sealer coating covers the warehouse and ground-floor offices and presents as smooth and continuous with no peeling or edge lift in the photos. First-floor carpet appears new. Coating wear lanes and carpet seam wear are the points to watch under operating load. | Keep the coating clean and dry, re-coat traffic lanes at tenancy changeover and replace carpet tiles at the next fit-out. | Routine R&M | $0 | $0 | $0 | $0 | Medium |
| 5.4 | Internal Walls, Ceilings, Partitions and Doors | Plasterboard partitions and precast internal faces are freshly painted white and grey. Suspended ceiling tiles show no staining. The ground-floor partitions form a lobby, offices, and amenity rooms. Door leaves and frames appear serviceable. | Repaint and touch up at tenancy changeover; replace any water-stained ceiling tile and check for roof-leak staining after heavy rain. | Routine R&M | $0 | $0 | $0 | $0 | Medium |
| 5.5 | Public Amenities and Kitchenette: Toilets and Tea Point | No amenity rooms are shown in the photo set; an amenity block and kitchenette are expected in a unit of this type. Tapware, fixtures and wet-area waterproofing in a roughly 15-year-old fit-out are typically near mid-life. The waterproofing behind tiles is concealed. | Allow for refurbishment of the amenities, including fixture and tapware replacement, re-grouting and localised waterproofing repair, with a kitchenette refit, a range of $18,000–$38,000. A building surveyor inspection will confirm the actual figure, and its cost is included. | Planned R&M | $600 | $0 | $28,000 | $28,600 | Low |
| Cost basis. Indicative allowance for refurbishing a compact amenities block (toilets, an accessible toilet if required, and a kitchenette) at normal commercial specification. Includes fixtures, tapware, wall and floor finishes, localised waterproofing repair and joinery. A $600 inspection folded into the main building inspection confirms the amenity layout and condition. It excludes layout changes, structural alterations and hydraulic relocations. | |||||||||
| 5.6 | Loading, Roller Door and Warehouse Access: Electric Roller Shutter | One dark grey electric roller shutter opens at ground level beside a personnel door. The door appears square, with no visible dents or guide damage. A motor, springs and curtain with heavy cycling are typically near their mid-life at 15 years. Operator sluggishness and guide rattle are the early indicators. | Service the motor, limit switches and safety edge annually and lubricate guides; plan motor or spring replacement only when operation becomes unreliable. | Routine R&M | $0 | $0 | $0 | $0 | Medium |
| 5.7 | Internal Stairwells: Steel Mezzanine Stair and Office Stair | A steel stair rises to the mezzanine, and a stair with glass and stainless balustrade serves the first-floor office. Both look sound and in good order. Tread nosing, handrail heights and balustrade fixings are the compliance and wear points to watch. | Check tread slip resistance, handrail firmness and glass balustrade fixings in routine walk-throughs, and tighten any loose fixings promptly. | Routine R&M | $0 | $0 | $0 | $0 | Medium |
External Elements · $13,400
| Item | Element | Condition | Action | Impact | 1 yr | 2–5 yr | 6–10 yr | Total | Confidence |
|---|---|---|---|---|---|---|---|---|---|
| 6.1 | Pavements & Hardstand: Concrete Driveway and Car Park | Concrete hardstand and driveway serve nine listed spaces around the pavilion, with painted bays and a disabled space marking. Street View shows a uniform concrete surface with some staining and no obvious heaving. Joint sealant and edge cracking are the wear points to watch under heavy-vehicle use. | Reseal open joints, repaint faded bay markings and clear drains in routine maintenance; flag any pavement settlement near roller-door aprons. | Routine R&M | $0 | $0 | $0 | $0 | Low |
| 6.2 | Landscaping & Irrigation: Garden Beds and Street Trees | Small landscaped beds with shrubs and deciduous trees border the car park and entry. The planting looks mature and in order. Root intrusion at pavement edges and drain pits is the risk to watch. | Prune and mulch beds annually and keep roots and leaf litter away from drain pits and building edges. | Routine R&M | $0 | $0 | $0 | $0 | Medium |
| 6.3 | Fencing, Gates & Signage: Estate Gates and Boundary Fencing | Aerial imagery of the estate shows a secured perimeter with black metal fencing. Sibling-lot listings describe a gated business park with coded access. Gate operators and fencing finish are typically near mid-life at 15 years. | Service the gate operator and check fencing paint annually; touch up rust at post bases and replace worn keypad and sensor components when they fail. | Routine R&M | $0 | $0 | $0 | $0 | Medium |
| 6.4 | Stormwater Drainage: Site Pits, Pipes and Connection to Legal Point of Discharge | A roof area of about 1,650 m² drains through the estate stormwater system to the legal point of discharge. Drainage is concealed. Silted pits, displaced pipe joints and root intrusion are typical failure modes at 15 years, and a blockage causes ponding at roller-door thresholds. | Allow for CCTV inspection, jetting and localised repairs of site stormwater pipes and pits, a range of $6,000–$18,000. A hydraulic contractor's CCTV survey will confirm the actual figure, and its cost is included. | Important R&M | $0 | $13,400 | $0 | $13,400 | Low |
| Cost basis. Indicative allowance for pit cleaning, line jetting and localised point repairs on the site's stormwater network. A CCTV survey of about $1,400 will map the pipe condition and set the repair extent. It excludes full pipe replacement, detention tank works and authority connection upgrades. | |||||||||
Mechanical Services · $21,700
| Item | Element | Condition | Action | Impact | 1 yr | 2–5 yr | 6–10 yr | Total | Confidence |
|---|---|---|---|---|---|---|---|---|---|
| 7.1 | Localised HVAC: Split-System Air-Conditioning to Offices | The listing records air-conditioning to the first-floor offices. An outdoor condenser is visible on the external wall near the warehouse in the listing photos. Split or ducted units of roughly 15 years old are typically near the end of the 15–20 year life with falling efficiency, refrigerant leaks and compressor failures as the key risks. | Replace the office air-conditioning plant with new energy-efficient split or VRF systems, including condensers, indoor units, refrigerant pipework and commissioning, a range of $14,000–$28,000. An HVAC contractor inspection will confirm the actual figure, and its cost is included. | Planned CAP | $700 | $21,000 | $0 | $21,700 | Low |
| Cost basis. Indicative allowance for replacing air-conditioning to about 92 m² of first-floor offices. The range spans two to three split systems at the low end to a small VRF or ducted system at the upper end. Includes decommissioning, refrigerant recovery, installation, controls and commissioning. A $700 HVAC inspection will confirm age, refrigerant type and capacity. It excludes ductwork reconfiguration and switchboard upgrades. | |||||||||
Electrical Services · $20,150
| Item | Element | Condition | Action | Impact | 1 yr | 2–5 yr | 6–10 yr | Total | Confidence |
|---|---|---|---|---|---|---|---|---|---|
| 8.1 | Main Electrical Supply & Power Distribution: Three-Phase Supply and Unit Switchboard | The listing records three-phase power to the unit. The switchboard is not shown in the photo set. A unit switchboard of roughly 15 years old typically has thermal-imaging-detectable loose connections, and its RCD protection and labelling often need updating. Overloaded circuits in a warehouse with a mezzanine and workshop equipment are the main risk. | Allow for switchboard thermographic testing, RCD testing, circuit labelling, connection tightening and minor board component replacement, a range of $4,500–$14,000. An electrical contractor inspection will confirm the actual figure, and its cost is included. | Important R&M | $900 | $9,250 | $0 | $10,150 | Low |
| Cost basis. Indicative allowance for a switchboard condition assessment and remedial works to a three-phase commercial unit board. The lower end covers testing, tagging and component replacement; the upper end covers partial board replacement or extra circuits. A $900 inspection with thermal imaging sets the scope. It excludes full switchboard replacement, cabling to the estate main board and supply authority works. | |||||||||
| 8.2 | Lighting: LED Highbay and Office Fluorescent Troffers | Warehouse lighting appears to be LED highbay or batten fittings along the roof rafters, and the offices use fluorescent troffers in a suspended ceiling. Fluorescent lamps are being phased out, and the troffers are about 15 years old so ballast and lamp failure rates rise. LED conversion cuts running costs. | Replace office fluorescent troffers with LED panels and add occupancy sensors in offices, including ceiling re-sealing and make-good, a range of $6,500–$12,500. An electrical contractor inspection will confirm the actual figure, and its cost is included. | Planned ENV | $500 | $9,500 | $0 | $10,000 | Low |
| Cost basis. Indicative allowance for about 30 office troffer replacements with LED panels plus sensors across ground and first-floor offices, with minor ceiling make-good. The $500 check confirms fitting counts and the existing warehouse lighting type. It excludes warehouse highbay replacement and emergency lighting. | |||||||||
| 8.3 | Emergency Lighting and Exit Signs | Illuminated exit signs are visible at the ground-floor glazed door and at the first-floor stair landing. Battery life in self-contained emergency fittings is typically 4–6 years, so replacement of batteries and units is a recurring maintenance item. Annual testing under the building's essential safety measures regime keeps the system compliant. | Include emergency light and exit sign discharge testing and battery replacement within the six-monthly and annual essential safety measures service routine. | Routine R&M | $0 | $0 | $0 | $0 | Medium |
Fire Services · $7,200
| Item | Element | Condition | Action | Impact | 1 yr | 2–5 yr | 6–10 yr | Total | Confidence |
|---|---|---|---|---|---|---|---|---|---|
| 9.1 | Fire Detection & Alarm: Smoke Detectors, Alarm Panel and Occupant Warning | A ceiling-mounted detector or sounder is visible in the first-floor office ceiling. Warehouses of this size and age typically include a detection system with an alarm panel and occupant warning, with detector heads rated for 10–15 years. Detector drift and false alarms are the common age-related issues. | Allow for detector head replacement, alarm panel battery and communication upgrades, and a full commissioning test, a range of $3,500–$9,500. A fire services contractor inspection will confirm the actual figure, and its cost is included. | Important BCC | $700 | $6,500 | $0 | $7,200 | Low |
| Cost basis. Indicative allowance for the unit's share of detector and panel renewal. The lower end covers detector head replacement and battery swaps; the upper end adds panel upgrade and communication module changes. A $700 inspection confirms system type and test records. It excludes full system replacement across the estate and sprinkler installation. | |||||||||
| 9.2 | Hydrants, Hose Reels and Portable Fire Equipment | A red hose reel is visible on the warehouse wall near the roller door in the listing photos. Hose reels, hydrant boosters and extinguishers are routine essential safety measures needing six-monthly and annual servicing. Hose reel tubing and valve seals commonly need replacement at 10–15 years. | Keep six-monthly and annual servicing current; replace hose reel tubing and expired extinguishers through the contract as they fall due. | Routine R&M | $0 | $0 | $0 | $0 | Medium |
| 9.3 | Passive Fire Protection: Fire-Rated Walls, Penetration Seals and Door Sets | The building is roughly 15 years old and the precast walls provide inherent fire resistance. Service penetrations through any fire-rated walls and the stair enclosure are concealed. Fire separation is installation-sensitive; unsealed pipe or cable penetrations and missing fire door seals are the visible indicators. | Check visible penetrations, door closers and smoke seals at the annual essential safety measures inspection, and seal any new service penetrations with tested systems as tenants modify services. | Routine R&M | $0 | $0 | $0 | $0 | Low |
Hydraulic Services · $4,300
| Item | Element | Condition | Action | Impact | 1 yr | 2–5 yr | 6–10 yr | Total | Confidence |
|---|---|---|---|---|---|---|---|---|---|
| 10.1 | Water Supply, Sanitary & Drainage: Domestic Water and Sewer Drainage | Water services and sanitary drainage serve the amenities and kitchenette and are concealed within the slab and walls. At about 15 years old, PVC drains and copper or PEX pipes are mid-life. Joint movement under the slab and tree root intrusion at inspection openings are the failure modes to watch. | Clear drains annually through routine maintenance and respond to slow drainage or odour promptly; test water pressure and isolation valves at tenancy changeover. | Routine R&M | $0 | $0 | $0 | $0 | Low |
| 10.2 | Hot & Warm Water Plant: Electric Storage Hot Water Unit | A small electric storage or instantaneous hot water unit typically serves the kitchenette and amenities in a unit of this type. The tank has a typical life of 10–15 years. At about 15 years old, corrosion, anode exhaustion and tank leaks are likely. | Replace the hot water unit with a new commercial electric storage or heat pump unit including tempering valve and compliance certificate, a range of $2,500–$5,500. A licensed plumber inspection will confirm the actual figure, and its cost is included. | Planned CAP | $300 | $4,000 | $0 | $4,300 | Low |
| Cost basis. Indicative allowance for supplying and installing a small commercial hot water unit with tempering valve and pressure relief. The lower end is a like-for-like electric storage unit; the upper end is a heat pump system. A $300 plumber check, normally combined with the main inspection, confirms the unit age and type. It excludes pipework changes and switchboard upgrades. | |||||||||
Vertical Transportation · $0
| Item | Element | Condition | Action | Impact | 1 yr | 2–5 yr | 6–10 yr | Total | Confidence |
|---|---|---|---|---|---|---|---|---|---|
| 11.1 | Passenger & Goods Lifts, Escalators, Dock Levellers and Accessibility Lifts | No lift, escalator, dock leveller or goods hoist is present; the first-floor office and mezzanine are served by stairs only. Accessibility to upper levels is addressed under Item 12.1. | No action required: element not present in this building typology. | Routine R&M | $0 | $0 | $0 | $0 | Medium |
Building Code Compliance · $40,700
| Item | Element | Condition | Action | Impact | 1 yr | 2–5 yr | 6–10 yr | Total | Confidence |
|---|---|---|---|---|---|---|---|---|---|
| 12.1 | Disabled Access (DDA): Upper-Floor Offices Without Lift and Accessible Amenities | The first-floor offices (92 m²) are reached by an internal stair only, with no lift visible. The ground-floor entry is flush with the car park, with a disabled bay marked. Accessible toilet provision and a continuous accessible path to upper floors are the likely gaps for a Class 5 office component under current Premises Standards. | Allow for an accessible toilet upgrade, tactile indicators, door hardware changes and an access consultant's pathway assessment covering performance solutions, ground-floor service delivery and a platform lift as the worst case, a range of $12,000–$65,000. An access consultant assessment will confirm the actual figure, and its cost is included. | Important BCC | $2,200 | $38,500 | $0 | $40,700 | Low |
| Cost basis. Indicative allowance. The lower end covers an accessible toilet upgrade, signage and tactile treatment; the upper end budgets for a small platform lift and associated structural and electrical works as the worst case. A $2,200 access consultant review will confirm which compliance pathway applies, a performance solution, an existing-building concession or physical works. It excludes full passenger lift installation and any structural slab alteration. | |||||||||
| 12.2 | Hazardous Materials: Asbestos and Synthetic Mineral Fibre | A building completed after the 2003 national asbestos ban, as indicated by the 2010 plan registration, is unlikely to contain asbestos-containing products. The construction is precast, steel and metal deck. No hazardous materials register for the estate is sighted. | Request the estate hazardous materials register or a statement of construction date from the owners corporation manager with the contract documents; no separate allowance is carried. | Routine R&M | $0 | $0 | $0 | $0 | Medium |
| 12.3 | Occupational Health & Safety: Mezzanine Signage, Guarding, Emergency Egress and Roof Access | A mezzanine with steel guarding sits in the warehouse, with a load-rating plate visible on its edge. Egress signage is visible at the stair landing and at the front door. Housekeeping, the mezzanine safe working load notice and roof-access fall protection are the ongoing OHS points. | Maintain the mezzanine load plate and guard fixings, keep egress paths clear and review the roof-access arrangements together with Item 4.7. | Routine R&M | $0 | $0 | $0 | $0 | Medium |
Environmental · $42,700
| Item | Element | Condition | Action | Impact | 1 yr | 2–5 yr | 6–10 yr | Total | Confidence |
|---|---|---|---|---|---|---|---|---|---|
| 13.1 | Energy Efficiency Upgrades: Roof Insulation, LED Conversion and Rooftop Solar | The roof carries foil blanket insulation and has no solar. Neighbouring buildings in the estate carry PV arrays. A large low-pitch roof presents an opportunity for solar PV once the roof restoration at Item 4.1 is complete, but this unit's roof share is part of a shared roof plane. | Plan for a rooftop solar PV system sized to the unit's available roof area, installed after roof restoration, a range of $28,000–$55,000. | Routine ENV | $0 | $1,200 | $41,500 | $42,700 | Low |
| Cost basis. Indicative allowance for a 40–70 kW rooftop PV array on the unit's roof section, including panels, inverters, mounting, grid connection and commissioning. A $1,200 feasibility study confirms roof structure, shading, meter capacity and owners corporation consent. It excludes batteries, switchboard upgrades beyond the PV connection and network augmentation fees. | |||||||||
How to read this register
How To Read The Register
- One row, one element
- Each row is an element of the building: its condition, the action it needs, when that falls, what it is expected to cost, how much it matters and how firm the evidence is.
- Cost basis
- Every priced row carries the reasoning behind its number: the scope assumed, the quantities, what is included and excluded, the cost date and how firm the footing is. A planning allowance is presented as a planning allowance, not as a market price.
- Timing
- Every allowance carries an intervention window in years. The next-year column is reserved for work whose whole window sits inside the next twelve months. Any other window is shown, as a single placement, in the horizon that holds its midpoint; the window itself is stated in the cost basis.
Evidence
- Desktop or inspection
- Unless this strategy records a site inspection, the assessment is desktop-based: public records, imagery and material supplied by the client. A desktop assessment cannot establish concealed conditions or replace an inspection where one is needed.
- Documented, observed, inferred
- Documented findings are supported by records or supplied material. Observed findings are visible in the evidence available. Inferred findings are reasoned from the building’s era, type and context, and are labelled as such.
- Where the evidence stops
- Where nothing yet supports a works figure, the register prices the investigation that would, and stops there. Where an inspection is included, its fee is a separate line added to the works midpoint rather than absorbed into the range.
Impact
- Essential
- Critical to operation, life safety or compliance. Failure would risk shutdown, a safety incident or regulatory action.
- Important
- Significant effect on operation or commercial value. Failure would cause material disruption.
- Planned
- Standard lifecycle work within expected replacement cycles.
- Routine
- Minor work that can be deferred without material consequence.
Confidence
- High
- Strong, asset-specific evidence for the scope. Any benchmark, quote or tender relied on is identified at item level.
- Medium
- Building-specific evidence combined with standard assumptions for buildings of this type and scale.
- Low
- Limited evidence, concealed elements or atypical systems. The range is wider, and the investigation that would narrow it is included.
Work Codes
- CAP
- Capital expenditure: lifecycle replacement, restoration or end-of-life renewal.
- R&M
- Repair and maintenance beyond routine thresholds.
- BCC
- Building code compliance: statutory, certification or code-upgrade work.
- ENV
- Environmental: efficiency, carbon and environmental compliance.
Costs
- Planning allowances
- Costs are planning allowances in the strategy currency at Q4 2026. Each row states its own inclusions, exclusions and treatment of preliminaries and tax; these are not assumed to be uniform across the register.
- Separate interventions
- Works are planned as discrete interventions unless a row says otherwise. Coordinated procurement may reduce duplicated access and preliminaries; no saving is assumed without project-specific evidence.
- Before commitment
- This Capital Strategy is a planning tool based on the evidence available at the time. It identifies likely capital needs, priorities and areas of uncertainty, but does not replace site inspection, detailed investigation, design, certification or specialist advice. Significant works and expenditure should be verified before commitment.
This Capital Strategy is a planning tool based on the evidence available at the time. It identifies likely capital needs, priorities and areas of uncertainty, but does not replace site inspection, detailed investigation, design, certification or specialist advice. Significant works and expenditure should be verified before commitment.