Melbourne, VIC
Timber Inspection License: 7633
info@guardianbuildinginspections.com.au
Melbourne, VIC
Timber Inspection License: 7633
info@guardianbuildinginspections.com.au
BPC-registered, independent commercial building inspections service for office buildings, factories, warehouses, retail buildings, and other commercial buildings located throughout the Dandenong and south-east industrial corridor of Melbourne. Inspections will take place within the context of the Australian Standard AS 4349.1, and there will be an extensive photographic report following the inspection process.
When conducting inspections on commercial properties, more is required than just walking through the site. There is a considerable amount of capital invested in the actual building as well as responsibility regarding maintenance, safety issues, and unseen problems. At Guardian Building Inspections we have the experience not only of inspecting buildings but conducting formal building audits and commercial inspections. We have been commissioned by various Melbourne councils, the Victorian School Building Authority, and TAFE Victoria to conduct building audits, where precision and accountability are vital.
Building audits have been carried out by Guardian for Whitehorse, Frankston, and Banyule City Councils, VSBA, and TAFE Victoria. This is a good background against which the company will be able to appraise commercial buildings where the state of the building has to be evaluated and understood.
The director of Guardian, Angela Perry, serves on the Housing Sector Board of Master Builders Association Victoria. She is well-connected with the issues surrounding the construction industry.
Commercial inspections are structured around Australian Standard AS 4349.1, Inspection of Buildings. This provides a recognised framework for assessing accessible parts of the property and reporting observable defects, maintenance concerns and other relevant findings.
FLIR thermal imaging is used during every commercial inspection where it is useful to the assessment. It can help identify temperature anomalies associated with moisture ingress, insulation gaps and potential electrical hot-spots that may not be apparent from a visual inspection alone.
Commercial property decisions often run to tight settlement, finance or lease deadlines. Guardian provides a photographic PDF report within 24 hours of the inspection, helping you move forward without unnecessary delays.
Guardian carries Professional Indemnity insurance on commercial engagements. This provides an additional level of protection for purchasers, lenders and other parties relying on the inspection and its documented findings.
Dandenong has a broad commercial property mix, ranging from established industrial buildings and warehouses to offices, retail premises and specialised facilities. The inspection approach is adjusted to suit the building rather than applying the same checklist to every property.
Office Buildings
Single and multi-tenant office buildings can involve both the base building and individual fit-outs. The inspection considers accessible structural elements, internal areas, roof and external components, along with visible building services and maintenance concerns.
Warehouses
Warehouses and distribution facilities require attention to areas such as concrete slabs, roof structures, loading zones, roller doors, drainage and hardstand areas. The condition of these elements can affect both day-to-day operations and future maintenance costs.
Factories
Factories can place considerably different demands on a building depending on the type of manufacturing or production carried out on site. Inspections consider accessible structural elements, slabs, steelwork, roofing and areas showing signs of heavy operational wear.
Industrial Facilities
Larger industrial properties may include cranes, high-level racking, plant areas, loading zones and multiple structures. These sites require a broader assessment of the building and its accessible external areas.
Retail Premises
Shopfronts, showrooms and standalone retail properties are assessed for visible building defects, water ingress, deterioration, access issues and general condition. Shopfront glazing, signage structures and external areas may also form part of the inspection where accessible.
Medical Centres
Medical and allied health premises often contain multiple wet areas, specialised fit-outs and accessibility-sensitive spaces. The inspection considers the condition of accessible building elements and areas where moisture, deterioration or maintenance issues may affect ongoing use.
Childcare Centres
Childcare properties have particular considerations around fencing, access, outdoor areas, building condition and visible safety issues. The inspection focuses on observable building and site conditions, with specialist compliance assessment recommended where required.
Schools
Schools and education facilities can include multiple buildings, external structures and heavily used areas. Guardian can assess accessible building elements and document visible defects and maintenance concerns across the agreed inspection scope.
Hospitality Venues
Cafes, restaurants and function venues can experience substantial wear in kitchens, wet areas, back-of-house spaces and customer areas. Inspections consider the accessible condition of these building elements and identify issues that may require further investigation.
Mixed-Use Developments
A mixed use building could include a commercial tenancy in addition to either residential or shared building components. The inspection process can be arranged according to the commercial tenancy and common property interface accessible to it.
Commercial Strata
With regard to strata titled commercial buildings, the physical state of the individual lot does not tell the whole story. In addition to the above, if agreed by the customer, Guardian will also consider the common property interface and related matters for the lot.
Shopping Centres
Shopping centre inspections can include any aspects of the building that have been agreed to as part of the scope, including the common property.
Every commercial inspection Dandenong works through the property systematically. The exact scope depends on the building, its size, use and accessibility, but the assessment generally considers the major building elements from the roof and external envelope through to the structure, internal areas and site.
Where an issue requires specialist testing or falls outside a visual, non-invasive inspection, that limitation is identified rather than treated as a confirmed finding.
Accessible footings, subfloor areas, concrete slabs, structural steel, framing and other structural elements are examined for visible cracking, movement, deterioration or other signs that may warrant further investigation.
Roof coverings, flashings, roof plumbing, gutters and accessible roof void areas are assessed for visible deterioration, water entry, damage and other defects. Thermal imaging may assist where moisture concerns are suspected.
External walls, cladding, brickwork, concrete panels and render are assessed for visible cracking, deterioration, water entry and other issues affecting the building envelope.
Inspectors look for visible staining, moisture-related deterioration and other indications of current or previous water ingress. Moisture meter readings may be taken where appropriate and accessible.
The inspection considers visible site falls, stormwater arrangements and drainage patterns around the building. Poor drainage can contribute to ponding and moisture problems around slabs, walls and other building elements.
Accessible car parks, loading docks, hardstand areas, fencing, signage structures and other external elements are considered within the agreed scope.
Visible fire safety features such as extinguisher tags, exit signage, emergency lighting and accessible egress paths may be observed as part of the inspection. A specialist fire or Essential Safety Measures audit is separate where required.
The inspection includes visual observations of accessible switchboards, visible wiring and general electrical safety indicators. It is not a substitute for an electrical contractor's testing or certification.
Visible plumbing components, fixtures, fittings and accessible trade waste areas are assessed for apparent condition and signs of deterioration or leakage.
General wear, deferred maintenance and ageing building components are documented so that owners and prospective buyers have a clearer picture of future maintenance requirements.
Observable trip hazards, balustrades, handrails and other accessible site or building safety concerns are recorded where they fall within the agreed inspection scope.
Visible conditions relevant to building access, egress, NCC considerations and DDA-related access requirements may be noted. Where specialist certification or compliance assessment is required, further investigation is recommended.
We talk about the nature of the property, its size and access arrangements along with your timeframes. Regardless of whether you are approaching settlement, the start of a lease or other commercial deadlines, the scope is determined beforehand, prior to the inspection being carried out, along with an obligation-free quotation being provided.
A builder registered with the VBA conducts an inspection of the property in accordance with the pre-defined scope. This would cover everything from the roof to the structure to the exterior and interior surfaces and accessible services of the building. Thermal imagery and moisture meters are used where appropriate to assist the inspection. Commercial inspections usually take 2-4 hours, but some larger or more complicated structures can take longer.
High-resolution photographs are taken during the process of the inspection. Typically, 200-400 photos will be taken.
Information is collated to form a professional report written in simple English, including photos and classifications of any defects discovered. The report will typically outline the state of affairs at the time of inspection and call out aspects which may need addressing.
After completion of the report, it becomes possible for us to talk through the findings with you via phone. You get the chance to clarify certain issues and learn about what might need addressing first.
In case there are any questions during negotiation or settlement, Guardian will continue to assist you in discussing the report and its findings with your solicitor, financier or vendor.
From Booking to Report, in Days, Not Weeks
Day 0: Booking is confirmed, and access is arranged with the agent, vendor or tenant.
Inspection day: The inspector attends the property and carries out the agreed assessment, typically over 2–4 hours depending on the property’s size and complexity.
Within 24–72 hours: The completed written report is delivered digitally.
Same window: A phone debrief is available to discuss the key findings and any matters that may require further investigation.
How Findings Are Categorised in Your Report
Major / Safety-Critical: Significant structural or safety concerns that require prompt attention and may warrant referral to an appropriately qualified specialist.
Moderate: Defects that should be considered when planning repairs, maintenance or future expenditure but are not generally considered an immediate safety risk.
Minor / Maintenance: General deterioration, wear and routine maintenance matters that should be monitored or addressed as part of normal property upkeep.
Compliance Observation: Visible conditions that may relate to NCC, access or other compliance considerations and may require assessment by a specialist or relevant authority.
Plain-English explanations of identified issues
Recommendations for appropriate next steps
A commercial building inspection is most useful when the findings can be acted on. Once you have the report, it can provide documented evidence to support the next stage of your property decision.
A condition report supplied by a vendor or a brief walk-through with an agent is not the same as commissioning an independent commercial building inspection.
The difference becomes particularly relevant when you are making a significant purchase, entering a lease, negotiating repairs or relying on the condition of the property for a finance decision.
| Consideration | Independent Guardian Inspection | Vendor-Supplied / Informal Review |
|---|---|---|
| Who the inspector works for | Engaged directly by you, independently of the vendor or agent | Usually commissioned by the seller or provided as part of the transaction |
| Standard followed | Structured around AS 4349.1-2007 | Methodology may be undocumented or inconsistent |
| Insurance | Guardian carries Professional Indemnity insurance | Insurance arrangements may not apply to an informal review |
| Technology used | Thermal imaging used as standard where appropriate | Often limited to visual observations |
| Use in negotiation | Documented defects provide evidence when discussing price or repairs | Less useful where defects have not been independently documented |
| Due diligence | Provides an independent condition record for the transaction | May not provide the same level of independent documentation |
Dandenong is one of Melbourne’s traditional commercial and industrial centres with an extensive number of industrial, logistics, warehousing and other business properties in south-east Melbourne.
This variety of properties is one of the reasons why commercial property inspections cannot be carried out as traditionally done for typical office and retail buildings. Older industrial properties have their own specific problems, different from recently built warehouses, whereas properties which were used for some other purposes at a certain period of time might have their own unique changes to deal with.
In particular, the Dandenong South industrial zone boasts an especially intensive presence of manufacturing businesses, numbering several thousand in the overall Greater Dandenong employment zone. For a buyer, the age and previous use of a building can be just as relevant as its presentation on inspection day. Roof condition, hardstand wear, drainage, building modifications and the condition of structural elements can all influence future expenditure.
Age and building history: Dandenong contains a substantial stock of established commercial and industrial properties. Older buildings may require closer attention to deterioration, previous modifications and building elements that have reached the later stages of their expected service life.
Drainage and stormwater: Industrial sites can contain large areas of hardstand and roof catchment. Poor falls, blocked drainage or water pooling around building edges can contribute to moisture problems and deterioration.
Heavy-vehicle wear: Warehouses, factories and logistics properties can experience significant wear around loading docks, driveways, hardstand areas and other surfaces used regularly by trucks and forklifts.
Building alterations: Properties that have changed tenants or uses over time may contain internal fit-outs, mezzanines, partitions or other modifications. Where these are visible, their condition and potential need for further investigation can be noted.
Mixed property uses: Dandenong includes a mixture of industrial, commercial and increasingly redeveloped areas. The proposed use of a property can affect which building elements and potential issues deserve closer attention.
Cracking or unevenness in concrete slabs can indicate movement, settlement or other underlying issues. The significance depends on the location, pattern and severity of the cracking, so more serious concerns may require assessment by a structural engineer.
Ageing roof sheeting, deteriorated flashings, damaged roof plumbing and blocked gutters can allow water to enter a building. In a warehouse or factory, even relatively minor roof leaks can affect stock, equipment and internal finishes.
Large hardstand areas and loading zones need adequate drainage. Where water collects against building walls, slab edges or other vulnerable areas, ongoing moisture exposure can contribute to deterioration.
Older commercial buildings may have undergone several rounds of fit-out or modification. Mezzanines, partitions, alterations and changes to building use may warrant further investigation where their approval status or construction details cannot be established during a visual inspection.
Older commercial properties can contain electrical infrastructure that has been subjected to changing operational demands over the years. Guardian can note visible concerns, but electrical testing and certification remain matters for a licensed electrical contractor.
Some older buildings may contain materials that warrant specialist assessment, including suspected asbestos-containing materials. Where such materials are visible and suspected, they can be flagged for further investigation by a licensed asbestos professional. A standard building inspection does not include laboratory asbestos testing.
Commercial inspection pricing depends on the size, building type, accessibility and complexity of the property. A small retail tenancy requires a very different scope from a large distribution warehouse or multi-building industrial site.
As a general guide, commercial building inspections across Melbourne typically range from $1,250 to $2,500, with larger or more complex properties priced according to the required scope.
| Commercial Property Type | Typical Size | Starting From | What Drives the Price |
|---|---|---|---|
| Retail Shops & Showrooms | Up to 150 m² | $1,250 | Single-tenant fit-out and straightforward access |
| Strata Commercial Lots | Per lot | $1,350 | Lot size and agreed common-property scope |
| Office Suites | Up to 300 m² | $1,350 | Fit-out complexity and internal layout |
| Medical & Allied Health Centres | Up to 300 m² | $1,450 | Wet areas and specialised fit-out |
| Hospitality Venues | Up to 250 m² | $1,450 | Kitchen, wet areas and accessible building elements |
| Mixed-Use Developments | Per tenancy | $1,550 | Shared building elements and commercial scope |
| Schools & Childcare Centres | Up to 500 m² | $1,650 | Building complexity and external areas |
| Apartment Complex Common Property | Per building | $1,850 | Multi-unit common-property scope |
| Office Buildings | 500 m²+ | $1,950 | Multiple floors and shared building services |
| Factories & Industrial Facilities | 500–1,500 m² | $2,100 | Size, structure and operational environment |
| Warehouses & Distribution Centres | 1,500–3,000 m² | $2,350 | Roof span, loading areas and hardstand |
| Large-Format Industrial / Multi-Building Sites | 3,000 m²+ | POA | Multiple buildings or customised inspection scope |
Prices are indicative starting points only. The final price is confirmed in writing after a short discussion about the property’s size, type, access and condition. GST treatment and any relevant travel considerations are confirmed at the quotation stage.
Every commercial inspection is conducted or personally approved by Angela Perry, a licensed builder with more than two decades of hands-on industry experience.
Angela is also serving her second term on the Housing Sector Board of the Master Builders Association Victoria, contributing industry experience and technical knowledge at a broader sector level.
Book Your Commercial Building Inspection in Dandenong
Fixed pricing. No hidden fees. An independent, insured commercial building inspection with a detailed written report can give you a clearer understanding of the property’s condition before you commit to your next commercial property decision.
Guardian Building Inspections services Dandenong, Dandenong South and surrounding commercial and industrial areas across Melbourne’s south-east.
A commercial building inspection is a non-invasive visual assessment of a commercial or industrial property, such as an office, warehouse, factory or retail premises. The inspection is structured around the framework of Australian Standard AS 4349.1 and is used to identify observable defects, maintenance concerns and other issues within the agreed scope.
The cost depends on the property’s size, type, access and complexity. Guardian’s indicative starting prices range from $1,250 for smaller commercial properties to around $2,100-$2,350 for larger factories and warehouses, with larger multi-building sites priced on application. A fixed written quote is provided after discussing the specific property.
Guardian structures commercial building inspections around Australian Standard AS 4349.1-2007, Inspection of Buildings. The standard provides a recognised framework for inspecting accessible areas and reporting observable building defects.
The inspection assesses accessible structural elements such as concrete slabs, structural steel, framing and other relevant components for visible signs of movement, deterioration or damage. Where findings indicate a potential structural issue requiring specialist analysis, Guardian can recommend further assessment by a structural engineer.
Commercial properties can involve larger structures, industrial materials, loading areas, specialised fit-outs, different building uses and more extensive external areas than a typical home. The inspection therefore needs to account for the property’s size, use and construction rather than applying a standard residential checklist.
Essential Safety Measures relate to fire and life-safety systems that commercial buildings may be required to maintain, including systems such as emergency lighting, fire detection, sprinklers and exit provisions. Guardian’s inspection can include visual observations of accessible safety features, but a full ESM compliance audit or annual statement is a separate specialist service.
Experience the difference of working with a team dedicated to excellence in building inspections in Melbourne. Contact Guardian Building Inspections to schedule your comprehensive property evaluation and buy with confidence.
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Reg. No: DBU-64940
Timber Inspection License: 7633
Diploma in Building Construction
Cert IV Building Construction
BPC
MBAV
Member of the Housing Committee Board of Master Builders
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