Worked Example — Business Park
Scoping the Common Areas at a Holker Street Business Park, Newington
This is a worked example rather than a report on a named estate. It covers a four-building business park on the Holker Street corridor in Newington NSW 2127 — roughly 6,400 square metres of lettable area across eleven tenancies, two basement parking levels and a shared end-of-trip facility. The recurring problem on estates like this has nothing to do with any individual cleaner: the arrangement is fragmented enough that the lobby carpet becomes a philosophical question. No client outcome is claimed.
Diagnosis: a boundary problem, not a cleaning problem
A half-day audit on an estate like this usually finds almost nothing wrong with the actual work being performed. What is wrong is who owns what:
- Common areas are cleaned under an outgoings-funded contract while each tenancy holds its own separate arrangement, and some hold none at all
- The shared kitchen and end-of-trip facility appear in nobody's written scope — both parties assume the other has it
- Basement ramps and car park levels are swept quarterly, which on a corridor with this much heavy vehicle movement means grit walks permanently into every lobby
- The bin compound is hosed on request rather than on a schedule, and requests only happen after a complaint
- No reporting exists at all, so the building manager is the complaints system
How we rebuild it
- One named supervisor took the whole estate, with a written scope that explicitly marked the line between common property and tenancy scope — including the shared kitchen and end-of-trip facility, which went into common
- Tenancies can move their internal cleaning onto the same agreement at portfolio pricing, leaving one point of contact for most of the building
- Grit attacked at the boundary: weekly ramp and car park sweeping, entry matting rotated and washed, and quarterly machine work on lobby hard floors instead of endless mopping
- The bin compound on a fixed weekly washdown and deodorising cycle, with dumped items photographed and logged
- A monthly photo audit against the written scope, plus a defect log for failed lighting, damaged pavers and blocked drainage, issued to the building manager
What the owner gets in writing
One written scope for the whole estate with the boundary between common property and tenancy scope explicitly drawn, so nothing sits between two contracts. One named supervisor as a single point of contact. A monthly photo audit against that scope plus a defect log for failed lighting, damaged pavers and blocked drainage, issued in a form that can go straight into owner reporting. Properly servicing an under-serviced common area costs more than under-servicing it — we quote the new scope line by line against the old one rather than burying the difference. Cleaners are police-checked and directly employed, cover is $20 million public liability with the certificate of currency on request, and the agreement runs month to month with 30 days notice.
Questions about this scope
What kind of site does this cover?
A four-building multi-tenant business park on the Holker Street corridor in Newington 2127, roughly 6,400 square metres of lettable area across eleven tenancies, with two shared basement parking levels and a common end-of-trip facility.
What usually goes wrong on these estates?
Common areas are funded through outgoings and cleaned under a separate contract to the tenancies, so anything at the boundary — lobby carpet, shared kitchen, bin compound, car park ramps — is nobody's job. It surfaces as recurring tenant complaints and, eventually, as a question at lease renewal.
What does the rebuilt arrangement change?
One named supervisor takes the whole estate. The written scope explicitly marks where common property ends and tenancy scope begins, tenancies can move their internal cleaning onto the same agreement at portfolio pricing, and a monthly photo audit goes to the building manager against that scope.
Is it more expensive?
Properly servicing an under-serviced common area costs more than under-servicing it, and we say so — the new scope is quoted line by line against the old one so the owner can see exactly what the difference buys. Tenancies that consolidate onto the estate agreement are quoted at portfolio pricing against their existing individual contracts.
What does the building manager actually receive?
A written scope with the common property and tenancy boundary explicitly drawn, one named supervisor as a single point of contact, a fixed weekly bin compound washdown with dumped items photographed and logged, and a monthly photo audit plus a defect log covering failed lighting, damaged pavers and blocked drainage — in a form that can be forwarded straight into owner reporting.
Managing an estate with the same symptoms?
The full service spec is on our business park cleaning Newington page, with pricing context on the cost guide and rates page. Tenancy-level programs are covered by office cleaning and warehouse cleaning. For a different industry, read the Olympic Park event venue worked example or browse the worked examples index. Multi-site owners: we also cover Sydney Olympic Park. Pro Clean Corp is servicing Newington 2127 and surrounds from our head office at 77 Garfield Street, Wentworthville NSW 2145.
Stop being the cleaning department for your own building.
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