Commercial Pre-Purchase Inspection:Rocklea Industrial Property

What We Found

What a vacant, flood-affected warehouse revealed under a professional inspection

  • Safety hazard: Exposed electrical cabling
    The meter box was incomplete, missing safety switches and RCDs, with exposed electrical components. A ceiling light fitting had live loose wiring. Unsafe for occupation without urgent licensed electrical assessment..
  • Safety hazard: Damaged concrete floors
    Open and broken concrete floor sections at multiple warehouse locations presented immediate tripping and workplace safety risks.
  • Structural risk: Mould on timber frames Door frames showed visible mould and deterioration — a sign of prolonged moisture exposure affecting structural timber.
  • Structural risk: Corroded steel framing
    Active rust and corrosion on load-bearing steel beams, brackets, and column bases. Concrete spalling around anchor bolts indicated corrosion-induced expansion. A structural engineer was required to confirm whether repair or replacement was needed.
  • Structural risk: Cracked precast panels
    Hairline and structural cracks in the tilt-up concrete panels at the rear warehouse — sufficient to allow moisture ingress and potentially reduce structural panel performance under AS 3600
  • Water damage: Flood-affected ceilings
    The mezzanine and front office suspended ceiling had sustained extensive flood damage,tiles missing, displaced, water stained, and deteriorated. Mould and moisture were present at the bathroom ceiling.
    Water damage visible to internal doors and cabinetry at multiple locations throughout the property, consistent with flood inundation.
  • Deterioration: Rainwater goods
    Gutters and downpipes throughout the property showed extensive corrosion, rusting, and impact deformation — no longer fit for purpose, particularly given the property’s flood history.
  • Compliance risk: Fire safety door
    The fire safety door had deteriorated hardware, a rusted frame, and unconfirmed locking mechanism operation — requiring assessment by a licensed fire door contractor against NCC requirements.
  • Timber pest risk: No termite protection
    No termite management system was present on a 25-year-old building in a high-risk area. Immediate installation of a chemical barrier was recommended, with a follow-up inspection within one month.

What the report gave the buyer

  • Documentary evidence of structural corrosion, flood damage, and safety hazards across the building
  • Identification of compliance risks: Fire safety door, exposed electrical, missing RCDs — before any legal obligation to rectify transferred to the buyer
  • A clear basis to negotiate on price, request rectification, or walk away with confidence

A commercial property doesn’t come with the same consumer protections as a residential purchase. Once the contract is signed, the buyer owns every defect. Without this report, the extent of flood damage, structural corrosion, and safety non-compliance in this building would not have been visible from a standard walkthrough.

Additional Trades and Specialists Recommended

A building and pest inspection is a visual, non-invasive assessment. For a property of this age, history, and condition, the report identified several areas requiring follow-up by licensed specialists before the full scope of rectification could be determined:

  • Licensed electrician: Assess and certify the meter box, safety switches, RCDs, exposed cabling, light fittings, power outlets, and any remaining electrical infrastructure given the flood history and extended vacancy
  • Licensed plumber: Inspect bathroom fixtures, cabinetry, drainage, and the performance of plumbing systems that had not been in active use
  • Structural engineer: Assess corroded steel beams, brackets, and column bases; confirm structural adequacy; determine repair or replacement scope for cracked precast concrete panels under AS 3600
  • Corrosion specialist: Work alongside the structural engineer to treat and remediate corroded steel members and connections
  • Licensed builder: Coordinate reinstatement of flood-damaged ceilings, wall linings, internal finishes, and external door frames
  • Roofing contractor: Assess water ingress pathways and rectify roof damage identified as the likely source of ceiling and wall staining (roof exterior was not accessible for drone inspection due to restricted airspace)
  • Air-conditioning contractor: Assess the condition and compliance of existing air-conditioning infrastructure; units had been removed or were missing at multiple locations
  • Fire door contractor: Inspect and certify the fire safety door for compliance with NCC requirements, including hardware, locking mechanism, and frame integrity
  • Licensed pest controller: Install a chemical termite barrier immediately; schedule a follow-up timber pest inspection within one month

This list reflects recommendations made in the inspection report. It is not exhaustive — additional specialist input may be required once initial assessments are completed.