Open framework, no email required
Forty-six checks in order: the searches you run, the questions you ask, the documents you read, the red flags they surface. The exact discipline Bold applies on every commercial acquisition.
46 checks Physical Legal Financial Tenant Environmental Planning
Structure, services and fabric, dated and costed, so deferred capital expenditure is priced in, not discovered after settlement.
Title, disclosure and contract read against the searches: ownership, rights and obligations confirmed before exchange, not on trust.
The rent roll, the outgoings and the value verified independently: the true net behind the headline yield, and what it all costs to acquire.
Every lease and covenant tested: the contracted term, the security behind it and the re-letting risk that drives commercial pricing.
Contamination, hazard overlays and use history surfaced at the source: the liabilities that bind the next owner, found before you become one.
Zoning, overlays and permits confirmed from the planning portal, so the current use is lawful and the upside you are pricing is allowed.
Every line above, run and dated, then a senior advocate signs the recommendation. The engine weighs it; a person stands behind it.
Two checks that decide deals
Forty-six is a number until one line item changes the deal. Two worked examples: one that buys a warranty, one that kills the deal.
The surveyor dates the roof membrane at eight years of life left against a fifteen-year design: a re-roof inside the hold, landlord-side and unbudgeted. It becomes a condition. The vendor carries a fresh 12-year membrane warranty, roughly $12k of their cost, before exchange.
Outcome · cost shifts to the vendor, not discovered after settlement
The campaign pitches a change-of-use rezone as the value play, and the price is set to it. The planning portal shows a heritage overlay across the title. The rezone the buyer is paying for is not permissible. The upside is illegal.
Outcome · the buyer walks, capital intact for the next one
Who runs your brief
When Bold runs this framework on a live deal, it is not a checklist a junior fills in. A principal reads every search, makes every call to the council, the surveyor and the solicitor, and puts their name to the recommendation.
The person who scopes your due diligence is the person who runs it and signs it. No handoff to a coordinator working their first deal on your capital.
A DD window moves fast. When a search comes back at 6pm or a surveyor flags a defect, you reach the advocate running your file directly, not a queue.
We take nothing from vendors, selling agents or developers. The 46 points exist to protect your number, not to close a sale. The only fee is yours, agreed in writing first.
The framework runs to exchange, then we coordinate the conditions and the settlement, and hand back a file you keep: the obligations you inherit, documented, not discovered.
Before you engage
Yes. The full 46-point framework is on this page, no email or sign-up. It is the discipline Bold applies on every acquisition, and a serious buyer should see how the work is done before engaging us.
First-time commercial buyers, SMSF trustees, residential investors stepping up into commercial, and portfolio buyers who want one standard across every acquisition. If you are running your own due diligence, this tells you what to ask and in what order.
No. You still need a commercial property solicitor for title and contract, a surveyor for condition, and an accountant for tax and structure. The framework organises and prioritises that work so nothing is missed. It does not substitute for it.
Yes. We can scope a standalone written review against these 46 points for an asset you are already pursuing, or run the full acquisition: brief, off-market sourcing, the DD, negotiation and settlement coordination, end to end. Send us the property and we will come back with a scope.
On a live deal
Send us the asset and we will scope a standalone written review against all 46 points, or run the full acquisition end to end. Standalone due-diligence reviews scoped per asset.
