Consulting

Technical Due Diligence

In a world where risk is evolving, is your due diligence keeping pace? 

Commercial property transactions thrive on certainty. Investors and portfolio managers need to understand not just what they’re buying today but how it will perform in the years ahead. Technical Due Diligence (TDD) is an essential part of that equation and how it’s delivered is changing. 

For years, the industry standard has followed a predictable pattern: segmented reports by discipline, concluding in a capital expenditure (capex) forecast. This approach has become so ingrained that its effectiveness is rarely questioned. But buildings, markets, and risks have changed. 

Rethinking Technical Due Diligence 

At Beyond Condition, we approach TDD differently. Not by reinventing the wheel but by recognising that rigour and relevance matter more than routine. The groundwork for this starts with understanding our client’s strategy for every speculative purchase.  

  • A report isn’t useful if it is not being read. TDD insights should be upfront, plainspoken and actionable, ensuring decision-makers can extract value without wading through technical jargon. 
  • Risk in Context – Not every issue is created equal. A standard red amber green (RAG) rating can’t capture the nuance between a non-compliant handrail and an under performing air-conditioning system that could cost millions to upgrade. 
  • Materiality in Capex – reports often become inflated with routine maintenance items that don’t meaningfully impact the transaction. We focus on what matters—what affects value, function, or operational risk in the short term 

Sell Side Vendor Report  

A vendor report supports a vendor’s disclosure obligations upon the sale of a property and provides the sale process with efficient disclosure of complex and extensive property information, which can expedite a transaction especially for overseas buyers. Property issues are often identified and are able to be rectified by a vendor prior to a sales marketing campaign. 

A Beyond Condition Vendor Report assists our clients presenting a property for sale in the best possible manner in a competitive market and generally includes a review of the following:  

  • building structure & fabric  
  • building services  
  • fire services 
  • code compliance  
  • hazardous material audits  
  • environmental status  
  • capital expenditure forecast

Landlord and Tenant Matters 

We can act for a lessor or lessee at the end of lease negotiations or in the capacity as independent mediator.  

End of lease ‘make good’ requirements may be financially onerous by reason of:  

  • damage caused by the tenant during the term of the lease (fit out or operations)  
  • terms of the lease which define the condition in which the property has to be returned to the Lessor at lease end. 

RICS Chartered Building Surveyors are trained in interpreting lease repairing clauses, evaluating the remedial work required, and calculating costs of the work based on experience with similar projects. 

In addition, we can negotiate a financial settlement on behalf of the client with the other party or manage the rectification works to discharge the lessee’s obligations. 

  • Make Good Interim Schedule – where clients need to understand future make good liability, we provide forecasts. 
  • Make Good Terminal Schedule – prepared before lease expiry to define liability at lease end. 
  • Make Good Negotiations – as independent negotiator, Beyond Condition delivers cost-effective outcomes while preserving strong Lessor–Lessee relationships. 

Building Pathology 

Failure diagnosis and effective remediation require a detailed understanding of building structures 

Buildings and their curtilage are often subject to structural failure or damage. Correct diagnosis and effective remediation require a detailed understanding of building structures, construction methods, materials, and relevant compliance regulations. 

Craig MacDonald FRICS is a building pathologist and is author of narrative non-fiction book, The Building Detective. He is known by his peers as an expert in his field, with a talent for communicating complex and technical subject matter into plain, clear, actionable language for his clients. 

Built Asset Auditing 

For both corporate and government portfolios, regular audits are essential to: 

  • Confirm assets are present, accurately described, and correctly located 
  • Define repairs and maintenance requirements and associated expenditure 
  • Identify shortfalls against the National Construction Code 
  • Verify health and safety conditions, including fire safety and accessibility 
  • Define capital expenditure needs and planning 

We assess assets against pre-agreed criteria and rating systems, including: 

  • Asset condition 
  • Estimated remaining life 
  • Asset rating (aligned to the client’s preferred system) 
  • Replacement cost estimates 
  • Maintenance expenditure forecasts 

We provide photographic records and specific commentary where needed to support a detailed understanding of asset issues. These audits enable: 

  • Integration of property asset data into the client’s system, using Beyond Condition’s own technology
  • Effective maintenance planning and CAPEX forecasting. 

Auditing at scale is supported by Beyond Condition’s own #proptech: bespoke mobile systems which streamline all aspects of on site data collection, supported by computer vision AI, optical character recognition, and smart fields. 

Loss Adjuster Services 

Client Claim Against Underwriter 

When a claim is made against an insurer, Beyond Condition can provide an independent expert evaluation to assess the damage and define: 

  • Required rectification works 
  • Cost to complete 
  • Whether the property damage resulted from an insured peril 

Proof of Loss for Clients of Underwriters 

In the event of a catastrophe causing damage to insured property, it’s vital that both the underwriter and their client receive a prompt, professional assessment. This supports the underwriter’s service delivery obligations and the client’s need for timely remediation. 

Beyond Condition offers: 

  • Rapid deployment and detailed construction expertise 
  • Concise summary reporting 
  • Support aligned with the underwriter’s service commitments 

Private Investor Due Diligence 

Technical Reporting for SMSF & Private Commercial Purchasers 
Whether acquiring a small medical suite, neighbourhood retail strip, or industrial unit, private investors—including SMSFs and owner-occupiers—often lack access to reliable technical due diligence prior to purchase. 

Beyond Condition delivers fit-for-purpose reporting to help these buyers understand: 

  • Physical building condition 
  • Compliance and safety risks 
  • Likely capital expenditure over the investment horizon 

Tailored Services for Sub-$5M Acquisitions 
Our technical due diligence service is designed for investors without institutional processes, providing clarity and assurance at the point of acquisition. 

Beyond Condition offers: 

  • Scaled reporting appropriate to property value and buyer needs 
  • Clear, jargon-free summaries to support confident decisions 
  • Rapid turnaround for transactions under competitive time pressure