Commercial property management
You own it. We run it.
One firm holding the whole file: every rent review on its date, outgoings reconciled to the dollar, renewals worked before they lapse. Commercial management is all we do, across industrial, retail, childcare, strata and service stations throughout Sydney.
The standing brief
Your asset manager reads the lease, then acts before you need to ask.
01 / Operating rhythm What we run every month
Management is a rhythm, not a phone number.
Good management is a set of workstreams that fall due on their own dates. Here is the standing ledger we run on your asset, and the obligation each line answers to.
Rent and arrears
Rent and outgoings invoiced, collected and disbursed on the cycle. Arrears chased the day they age, with the bank guarantee held in reserve and the tenant ledger kept current so a small slip never becomes a default.
Rent reviews
Every review read off the lease and calendared months ahead. Fixed and CPI reviews calculated and invoiced on the date; market reviews run with the correct notice and a valuation path. A missed fixed or CPI increase cannot be back-claimed.
Outgoings reconciliation
Council and water rates, land tax, insurance and statutory charges budgeted, invoiced, then reconciled against the actual invoices every financial year. Retail tenants get the section 28 estimate before the year and the reconciliation statement after it.
Lease renewals and options
Option dates and expiries flagged well before they fall. We put the renewal or new lease in front of you in time to decide, so a vacancy is a choice, not an accident, and the leasing handover is seamless if you re-let.
Repairs and compliance
Repairs facilitated, planned maintenance scheduled, and essential services and fire safety kept compliant with annual certification. Routine inspections logged, defects actioned, and make good held against a dated condition record from day one.
Insurance
Building and public liability cover tracked for currency and adequacy, renewals diarised, and certificates of currency held on file. Where the lease passes insurance to the tenant on a net basis, the premium is recovered through the outgoings reconciliation.
Reporting and owner dashboard
A monthly owner statement showing every dollar in and every dollar out: rent received, outgoings recovered, creditor payments and net disbursement. Income and expenditure reports at year end, with no contractor markups buried inside them.
02 / Performance What good management protects
A managed asset is an income, not a hope.
The gap between a well-run asset and a neglected one rarely shows up in a single month. It compounds quietly across a term. Good management protects four things that quietly leak when nobody is reading the file.
The rent line
Fixed and CPI increases actioned on date, market reviews pushed at every lease event. An unactioned increase is income lost for the rest of the term.
The outgoings recovery
Recoverable charges reconciled each year so the owner subsidises nothing. Missed reconciliations turn a net lease into a cost the owner wears.
The security held
Bank guarantees monitored for expiry and replaced before they lapse, so the security is live the moment a tenant defaults or walks from make good.
The asset itself
Planned maintenance, compliant essential services and an enforceable make good record, so the building holds its value and its condition is never a dispute.
A lease is a live document. It rewards the manager who keeps reading it.Blox Commercial / commercial management only
03 / Handover Switching to Blox
If you switch, the handover is three steps.
A clean handover we run end to end, so your income and your tenants never feel the change.
Same day
Sign
One page from you. We send the termination notice to your current manager, worded properly, cc'd to your accountant if you want it on record.
Week one
Transfer
The file lands. We read it again. Any further findings flagged to you in writing before we onboard the asset and set the review calendar.
Week two
Collect
One email to your tenants. New BSB, new contact, same Friday rent run. The next cycle lands in your account and management is live.
04 / Pricing What it costs you
A 5% fee your tenant pays.
We charge a 5% management fee. On a net lease that fee is a recoverable outgoing, so the tenant pays it, not you. It is reconciled with the rest of the outgoings each financial year, in plain sight on your statement.
- No contractor markups
- No disbursement margins
- No hidden charges buried in monthly statements
See the full breakdown on our commercial property management fees page, ask about commercial leasing for a vacancy, or contact our Sydney firm for a quote.
Get a quote05 / Answers What landlords ask
Questions a commercial landlord asks.
Commercial management runs three things at once: the asset, the lease and the money. On the asset, that is repairs, planned maintenance, essential services, fire safety and insurance. On the lease, it is rent reviews on their dates, arrears control, renewals and options, and bank guarantee monitoring. On the money, it is rent and outgoings collection, net-lease reconciliation, creditor payments and a monthly owner statement that shows every dollar in and every dollar out.
Blox charges a 5% management fee. On a net lease the management fee is a recoverable outgoing, so the tenant pays it rather than the owner. There are no contractor markups, no disbursement margins and no hidden charges buried in monthly statements. The full breakdown is on the commercial property management fees page.
Every review date in your lease is read off the document and calendared months ahead. Fixed and CPI reviews are calculated and invoiced on the review date. Market reviews are run with the correct notice periods and a valuation path. A missed fixed or CPI increase is income that cannot be back-claimed, so the review calendar is the core of how we protect your rent.
On a net lease the tenant pays outgoings: council and water rates, land tax, insurance, and statutory charges. We budget those charges, invoice them, then reconcile against the actual invoices each financial year so the estimate is trued up. Under section 28 of the Retail Leases Act 1994 a retail tenant must be given a written outgoings estimate before the year and a reconciliation statement after it. Done properly, the owner subsidises nothing.
The handover is three steps run end to end. You sign the same day and we send the termination notice to your current manager. In week one the file transfers and we read it again, flagging anything we find in writing. In week two one email goes to your tenants with the new account and contact, and the next Friday rent run lands in your account. Your income and your tenants do not feel the change.
Yes. We manage industrial and warehouse, retail and shopfront, childcare, strata-titled commercial and service station assets across Sydney. Commercial property management is all we do, so the same review calendar, outgoings reconciliation and reporting discipline applies to every asset class.
Where to go next.
Management is the umbrella. These are the parts of the file owners reach for most.
Management fees
How the 5% fee works and what your tenant covers on a net lease.
Read the fees VacancyCommercial leasing
Fill a vacancy at full market rent before it drags on your return.
See leasing HandoverSwitching managers
The three-step move, run end to end, with no break in your rent.
How switching works By assetAsset specialisations
Industrial, retail, childcare and strata each managed to their own spec.
View asset types
Let's talk
Let's discuss your asset.
One conversation is usually all it takes to understand the opportunity, and what a tighter file would be worth to you.
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