A $299 maintenance scope review by an ARC-licensed HVAC tradie with 10+ years on the tools. We read your lease and the equipment, then tell you exactly what you'll be liable for — with real NSW dollar figures. Cafes, gyms, and childcare centres covered. 48-hour turnaround.
Cafe, gym, or childcare — every lease has a maintenance schedule buried inside. Brokers don't price the hidden costs into the asking. We do. The big one nobody mentions: filter replacement in high-occupancy fitouts can run $800–$4,800/yr alone.
HVAC, refrigeration, grease trap, exhaust hood, hot water, electrical compliance — what the schedule says is yours vs. the landlord's, in plain English.
Real annual dollar ranges per system, regional adjustments, what a fair quote looks like vs. an inflated one.
The specific charges tradies and managing agents pad in commercial schedules. Six of them are almost always present.
The cost most listings ignore. High-occupancy AC chews filters every 8–10 weeks — $800–$4,800/yr the previous tenant didn't bother quoting.
What to ask before you sign — equipment age, last service, ARC certificates, outstanding works. Specifics that change the number on the table.
Clauses that quietly transfer landlord obligations onto you. We flag them; you take them to your lawyer.
A realistic 12-month maintenance budget so you can stress-test the asking price against actual operating cost.
Three steps. No site visit needed.
Drag your lease PDF + the sale listing into a form after checkout. We do the rest.
Tradie + 20 years of NSW HVAC + ARC pricing data read every line. We cross-check equipment ages, suburb-specific risk (coastal corrosion, strip-mall HVAC loads), and known broker tricks.
A clear written breakdown, dollar figures, questions to ask, red flags, and a year-one budget. Take it to your accountant, your lawyer, or back to the broker.
One page from a typical NSW cafe audit. Real format, names removed.
ARC-licensed refrigeration + A/C techs, Central Coast NSW. 10+ years on commercial HVAC and hospitality fit-outs. MaintScope exists because we've been the tech in the middle of these messes — the one called out at month 12 when the AC starts dripping and the new owner finds out who actually pays. We built it so the next first-time owner sees the line items before they sign.
Pay once. 48-hour turnaround. Refund if the audit doesn't find at least one cost item the listing didn't disclose.
Get my audit →No. This is a maintenance scope review — a technical breakdown of what the property and equipment will cost to run, and where the lease shifts costs onto the tenant. We don't tell you whether to sign or not, and we flag any clause that needs a lawyer. Take the report to a commercial leasing solicitor before signing.
10+ years on the tools across hospitality sites in Sydney, Newcastle, and the Central Coast. We've quoted, serviced, and replaced this gear ourselves. The dollar ranges in the report are what we'd quote — not what a managing agent will tell you.
Cafes first. Restaurants, gyms, and retail coming soon — email if you have one in front of you.
If our audit doesn't flag at least one cost item the listing or seller failed to disclose, full refund. We've never not flagged something.