Workspace/18 Mercer Street
Demonstration auditFY2025 reconciliation

18 Mercer Street, Richmond VIC

Retail tenancy · Blue Gum Hospitality Pty Ltd

Review progressReview approved

Every approval check is complete. The case is ready for landlord correspondence.

5 of 5 checks complete100%
1

Source documents

Replace any file, then run the audit again.

Statement totalA$38,420Across 14 line items
Checked against leaseA$38,420 100% categorised
Included in caseA$5,233.583 of 3 findings included
Document coverage92%Lease and statement matched
2

Review coverage

Exactly what LeaseProof checked automatically—and what still needs a person.

3 findings1 cleared3/3 manual signed off

Management fee limits

Finding

The billed 6% management fee may exceed the 3% lease cap.

Statement page 3 · lease page 18

Capital and structural exclusions

Finding

A roof replacement charge matched structural capital exclusion wording.

Statement page 3 · lease page 19

Tenant share and apportionment

Finding

The statement applies 8.46% while the lease schedule indicates 8.18%.

Statement page 2 · lease page 31

Duplicate statement charges

Checked

No exact repeated description-and-amount pair was detected.

14 statement charges checked

Recoverable expense definitions

Completed

Confirm that every statement category falls within the lease definition of recoverable outgoings.

Manual clause review required
Saved 13 Aug 2026

Base years, caps and gross-up

Not applicable

Confirm any base-year deductions, annual caps, occupancy gross-up rules and compounding method.

Manual calculation review required
Saved 13 Aug 2026

Notice periods and deadlines

Completed

Confirm reconciliation, objection and supporting-document deadlines before contacting the landlord.

Manual date review required
Saved 13 Aug 2026

“Checked” means no variance was found by the stated rule. It does not confirm the charge is legally recoverable.

3

Review findings

Confirm valid findings and exclude anything that should not be sent.

3 included · 0 excluded
12 line items had no rule-based flagStill verify the source documentsA$33,660
Confirmed

Management fee exceeds the lease cap

Estimated amount to clarifyA$1,842
Statement evidencePage 3
Management fee — 6.0% of recoverable outgoings: A$3,684.00
Lease evidencePage 18
Clause 12.4: The management fee must not exceed 3% of total recoverable outgoings.
Calculation

A$3,684 billed − A$1,842 permitted at 3% = A$1,842 to clarify

Landlord outcomeAccepted in full
A$1,842

The property manager agreed to recalculate the management fee at the lease cap.

Supporting invoicesCompare invoice totals and wording with this charge.
No supporting invoice checkedAdd the supplier PDF to compare its total and wording with this charge.
Check the source wording before confirming this item.

Statement line-item register

Every charge the review read, with its source page and rules-based result.

14 read2 flagged12 checked
StatusChargePageAmountAction
FlaggedManagement fee — 6.0% of recoverable outgoingsManagement fee — 6.0% of recoverable outgoings: A$3684.00Page 3A$3,684
FlaggedRoof membrane replacement — tenant shareRoof membrane replacement — tenant share: A$2120.00Page 3A$2,120
CheckedTenant proportion adjustment — 8.46%Tenant proportion adjustment — 8.46%: A$1200.00Page 2A$1,200
CheckedMunicipal ratesMunicipal rates: A$8000.00Page 2A$8,000
CheckedWater and sewerageWater and sewerage: A$4000.00Page 2A$4,000
CheckedBuilding insuranceBuilding insurance: A$3500.00Page 2A$3,500
CheckedCleaning servicesCleaning services: A$4200.00Page 3A$4,200
CheckedSecurity servicesSecurity services: A$3200.00Page 3A$3,200
CheckedFire protection servicingFire protection servicing: A$2000.00Page 3A$2,000
CheckedRepairs and maintenanceRepairs and maintenance: A$2500.00Page 3A$2,500
CheckedCommon-area electricityCommon-area electricity: A$1500.00Page 4A$1,500
CheckedWaste collectionWaste collection: A$1200.00Page 4A$1,200
CheckedPest controlPest control: A$500.00Page 4A$500
CheckedGrounds maintenanceGrounds maintenance: A$816.00Page 4A$816

Year-on-year comparison

FY2025 compared with FY2024 for the same property.

3 material changes
FY2024 totalA$33,600
FY2025 totalA$38,420
Total movement+A$4,820+14.3%
ChargePrior yearCurrent yearMovementResult
Management fee — 6.0% of recoverable outgoingsA$3,000A$3,684+A$684+22.8%Increased
Tenant proportion adjustment — 8.46%A$1,000A$1,200+A$200+20%Increased
Roof membrane replacement — tenant share—A$2,120NewNew charge
4

Landlord correspondence

Keep every request, response and supporting attachment with the audit.

Ready for landlord

The review is complete. Download, send or export the approved case.

5/5 complete
Audit completedLease and statement comparison is available.
Source quality acceptedNo unreadable required source is blocking the case.
Every finding decidedEach finding has been confirmed or excluded.
Manual checks signed offEvery manual coverage check is complete or not applicable.
At least one finding included3 confirmed findings are ready for the landlord request.
Request schedule

Supporting evidence to request

LeaseProof suggests the calculations and source records that match each included finding. Choose exactly what the landlord should provide.

6/6 selected
Management fee calculation

Show the recoverable-cost base, percentage applied and GST treatment used to calculate the fee.

Management fee exceeds the lease cap · Suggested by finding type · Awaiting
Ledger supporting the fee base

Provide the itemised ledger or schedule used as the management-fee calculation base.

Management fee exceeds the lease cap · Suggested by finding type · Awaiting
Supplier invoice and scope of works

Provide the invoice, purchase order and scope or specification for the charged works.

Capital works appear to be included · Suggested by finding type · Awaiting
Recovery basis for the works

Explain why the item is recoverable from the tenant rather than treated as capital, structural or landlord work.

Capital works appear to be included · Suggested by finding type · Awaiting
Current area schedule

Provide the lettable areas for the premises and building, including the tenant-percentage calculation.

The tenant area share does not match the lease plan · Suggested by finding type · Awaiting
Apportionment calculation

Show the category-level allocation, including any weighting, exclusions or occupancy adjustments.

The tenant area share does not match the lease plan · Suggested by finding type · Awaiting
Outgoing requests1
Received responses1
RE: FY2025 outgoings reconciliationHarbour Property Management · Received 20 Aug 2026

The property manager agreed to reverse the capital works charge and recalculate the management fee. The area-share calculation is still being reviewed.

5

Track the outcome

Record the landlord response and the value actually recovered.

Demonstration outcome
Query sent
Response received
3Credit accepted
4Credit received
Credit requestedA$5,233.58
Credit acceptedA$3,962
Credit receivedA$0
6

Case activity

A dated record of the work completed on this audit.

6 events
Landlord response recorded

Harbour Property Management replied and agreed to review two disputed charges.

Supporting invoice checked

Metro Roof Services invoice.pdf · Matched

Landlord query marked as sent

A$5,233.58 requested across 3 findings.

Audit completed

14 charges checked · 3 findings require clarification.

Source documents added

Executed lease, variation and FY2025 reconciliation.

FY2025 audit created

Case opened for 18 Mercer Street.

This product provides a calculation and document review, not legal advice. Confirm interpretations with an Australian commercial property adviser or lawyer where needed.