Commercial property management involves the management and administration of properties used for commercial purposes.

This specialised field requires expertise in leasing, maintenance, tenant relations, financial management, and legal compliance.

Our property managers are responsible for maintaining the property, handling client relations, managing finances, and ensuring legal compliance.

Hiring a professional property manager can alleviate the burden off the property owner and ensure efficient operations, tenant satisfaction, and optimal financial performance.

Commercial property managers have a crucial role in overseeing and managing commercial properties.

Their responsibilities include property maintenance, tenant relations, rent collection, lease administration, financial management, property marketing, legal compliance, and risk management. They ensure the property is well-maintained, manage tenant relationships, collect rent, administer leases, manage finances, market the property, ensure legal compliance, and mitigate risks.

Overall, commercial property managers play a vital role in the successful operation and management of commercial properties.

When choosing a commercial property management agency, consider their experience, range of services, communication and customer service capabilities, understanding of the local market, and reputation.

Look for an agency with a proven track record in managing commercial properties and a comprehensive range of services. Effective communication and customer service are important for staying informed and addressing concerns. The agency should also have a strong knowledge of the local market to attract high-quality tenants.

Finally, review their reputation and client testimonials to ensure professionalism and expertise. By considering these factors, you can select the right agency to manage your commercial property effectively.

Property management fees are tailored to the property, depending on its location, type, income, lease and services provided. Typically our fees are a percentage of the gross rental collections, or a fixed monthly fee, there is also an additional administration fee.

It is important for property owners to review the management agreement to review the fees and services included.

If you are wondering what fees may be involved with the management of your commercial property, complete our Management Proposal Form to speak with one of our experienced property managers.

Late rent payments can be challenging for landlords. Prompt and effective communication is necessary to maintain a positive tenant relationship.

Depending on the terms set out in your particular lease agreement may determine the action the property manager can take. However, in general we will issue the tenant with a rent default notice giving them 7 days to bring their account up to date in order to avoid being locked out. Where the lease permits if the tenant fails to bring their account up to date, they can be locked out of the premises and possession of the property returned to the owner.

The rent review is an important aspect to consider when leasing a commercial property. Different methods for reviewing the rent include fixed percentage increases, market rent reviews, and CPI adjustments. These methods ensure that the rent remains fair, competitive, and in line with market conditions.

Your lease agreement will clearly outline the specific details of the rent review including the review type and dates the reviews are due.

Financial reporting is crucial in commercial property management. It provides insights into the financial performance of a property, enabling property managers and owners to make well-informed decisions.

Key financial reports include the income statement, balance sheet, cash flow statement, rent roll, and budget variance analysis. These reports track income, expenses, profitability, lease information, and budget performance.

Commercial property owners should understand the requirements for GST registration. GST registration has advantages and disadvantages for commercial property owners.

One advantage is the ability to claim input tax credits. Registered property owners can recover the GST paid on business expenses, resulting in significant savings and improved cash flow.

GST registration also enhances credibility and professionalism. It signals to clients and potential tenants that the owner operates a legitimate business, attracting more customers and increasing property value.

However, there are administrative responsibilities associated with GST registration. This includes maintaining records, submitting GST returns, and collecting/remitted GST on rental income. Professional assistance may be required.

Owners should evaluate their circumstances and consult with a tax professional to determine if GST registration is beneficial for their circumstances and ensures compliance. Factors such as rental income, expenses, and impact on clients and tenants should be considered.

Variable outgoings in commercial property management are additional expenses incurred by property owners, such as maintenance, repairs, insurance premiums, property taxes, utilities, and operating costs.

Typically, tenants are responsible for paying a portion of these expenses based on the size or occupancy of the leased space. This arrangement ensures fair sharing of costs among tenants and encourages responsible resource use. However, the lease will detail what has been negotiated between the landlord and tenant, and therefore who is liable to pay for said outgoings. Under a retail lease though, there are certain expenses that the Retail Shops Act specifically prohibits the landlord to on-charge to the tenant, such as costs associated with property management fees.

Our commercial property management agency is committed to maintaining your property in top condition. We promptly handle any maintenance or repair needs, working with trusted contractors.

We prioritise tenant safety and comfort, scheduling repairs with minimal disruption and addressing urgent needs swiftly. Beyond immediate repairs, we conduct regular inspections and preventive maintenance to prevent major issues. Stress-free property maintenance is our promise to you, so reach out to us for any minor or major repair needs, we’re here to help.

We prioritise the security and privacy of our clients by not holding a key for your property. This eliminates the risk of unauthorized access and aligns with industry best practices.

Our afterhours emergency line is available to handle any emergencies or maintenance issues out of our regular business hours. Rest assured that your property is in capable hands.

For an owner:
You have the right to change the locks of your commercial property under certain circumstances. Changing the locks is advisable in situations such as acquiring a new property, experiencing a security breach, or terminating a lease.

We recommend consulting a professional locksmith specialising in commercial properties for assistance. We support and encourage our clients to exercise their right to change locks when necessary. If you have any further questions or need assistance with lock replacement, feel free to reach out to our team. We are here to help ensure the safety and protection of your commercial property.

For a tenant:
As a tenant, you have the right to change the locks in your rental property only with the landlord’s permission. It is recommended to review your lease agreement and seek written consent before proceeding.

Hire a professional locksmith to avoid property damage and provide copies of the new keys to your landlord. Changing the locks without permission can lead to legal issues. It is important to communicate effectively and follow the proper procedures.

The property manager will conduct regular inspections of the property to ensure that everything is in proper working order and well-maintained. These inspections play a crucial role in identifying any potential issues or areas that require attention.

By conducting inspections on a regular basis, the property manager can address any maintenance or repair needs promptly, which helps to maintain the overall value and appeal of the property. The frequency of property inspections will depend on various factors such as the size of the property, the number of tenants, and the specific requirements of the property owner.

Rest assured, our property management team is committed to ensuring that your property is inspected regularly to provide you with peace of mind and a well-maintained investment.

The payment of land tax for a commercial property is typically the responsibility of the property owner, however depending on the lease, it is usually recoverable from the tenant via outgoings. The recovery amount can depend on if you own multiple properties by the entity or individual and if a tenant can be charged on a single ownership basis or not.

In most cases, the owner of the property is responsible for paying the land tax to the relevant government authority. The amount of land tax that needs to be paid is usually based on the value of the property and may vary depending on the location and other factors.

It is important for commercial property owners to be aware of their obligations regarding land tax and to ensure that they comply with any requirements set out by the government. Failure to pay the land tax on time may result in penalties or legal consequences. Therefore, it is crucial for commercial property owners to stay informed about the land tax regulations and fulfill their payment obligations accordingly.

Rent can be paid using the DEFT Payment systems or electronically transferred into the Property Management Trust Account, or paid using BPAY, ensuring you use the invoice number as the reference as shown on your issued Tax Invoice For further information please click here.

Please note: credit card payments via DEFT will no longer be available from 1 October 2026.

If you are unable to pay rent, promptly communicate with your property manager, and advise if it may be short term or present evidence of your financial hardship.

Prioritise rent in your budget and seek aid from a financial advisor if needed. You may consider seeking help from government or community programs. Ignoring the problem can escalate the situation to severe consequences including legal actions such as eviction.

If you are no longer in a position to lease the property, there are a few options available to you.

One option is to sublet the property. This means finding someone else to take over your lease and live in the property. Subletting can be a good option if you still have time left on your lease but no longer want to operate your business in the property. However, it’s important to check your lease agreement and make sure that subletting is allowed. You may also need to get permission from your landlord before subletting.

Another option is to find someone to take over your lease. This is similar to subletting, but instead of temporarily renting out the property, you would transfer your lease to someone else permanently. Again, it’s important to check your lease agreement and get permission from your landlord before taking this option.

If subletting or finding someone to take over your lease is not possible, you may have to negotiate with your landlord. In some cases, your landlord may be willing to terminate your lease early or allow you to break the lease under certain conditions. It’s important to communicate openly with your landlord and explain your situation. They may be understanding and willing to work with you.

Lastly, if none of the above options are feasible, you may have to consider paying the remaining rent until the end of your lease term. Breaking a lease can have financial consequences, so it’s important to carefully consider all your options and make the best decision for your situation. Remember, it’s always a good idea to consult with a legal professional or a tenant advocacy organisation to understand your rights and obligations as a tenant.

If you are a tenant in a commercial property and want to sell your business, there are a few things to consider. Review your lease agreement for any provisions regarding the sale of your business. If there are none, contact your property manager to inform them of your intention to sell. We will have specific requirements and procedures, such as providing financial statements or proof of the buyer’s qualifications. The landlord may also have the right to approve or reject the buyer to ensure they can fulfill the lease terms.

Once you have found a buyer and obtained the necessary approvals, you will need to transfer the lease to the new tenant. This may involve signing a new lease agreement or assigning the existing lease. The property manager will assist in completing the necessary paperwork and ensuring the new tenant meets their requirements.

It’s important to note that selling your business does not automatically release you from any lease obligations, so consult with a legal professional or your property manager to understand your rights and obligations as a tenant.

As a tenant, you may need permission to make additions or renovations to your rented commercial property. This depends on your lease agreement and local regulations.

Tenants are usually required to seek permission from their landlord before making significant changes to the property. Review your lease agreement thoroughly and consult with your property manager if it does not address this issue.

Seeking permission does not guarantee approval, as landlords consider factors such as the nature of the changes and compliance with regulations. Follow all procedures and regulations to avoid legal or financial consequences.

A Retail Disclosure Statement is a document that provides important information to potential tenants of retail properties. It includes details about the property, such as location, size, and zoning restrictions, as well as any known defects or issues. The statement also outlines the terms of the lease or sale agreement. By providing this document, the commercial agency allows parties to make informed decisions before leasing a retail property. Overall, the Retail Disclosure Statement is crucial in commercial property transactions for creating a transparent and fair environment.

When you are first set up with a login for the Commercial Tenant Portal, the login details and instructions on using the system will be emailed through to you. There is a link to the Commercial Portal login page at the top of our website.

Through the Commercial Tenant Portal you will have access to your lease details, pending work requests, and logging a new work request.
If you experience any issues with the Portal please contact your Commercial Property Manager for assistance.