Commercial property uncovered: Beyond the contract
What really happens behind commercial property deals: the decisions, mistakes, negotiations and opportunities that rarely make it into the contract. Hosted by three Melbourne property specialists, including Accord Conveyancing director Nicole Faid.
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A podcast uncovering what really happens behind commercial property deals- the decisions, mistakes, negotiations and opportunities that rarely make it into the contract.
Commercial & Industrial Property Tax: What Buyers, Owners & Tenants Need to Know
Victoria’s Commercial and Industrial Property Tax regime is still relatively new, but its long-term implications are becoming increasingly important for anyone involved in commercial property.
In this episode, we break down what buyers, owners and tenants should understand about CIPT — and why it needs to form part of the due diligence process.
In this episode
00:00 — Welcome to Commercial Property Uncovered
Meet the three perspectives behind the podcast: property, legal and finance.
02:00 — What is CIPT?
We explain the transition from stamp duty towards an annual tax on commercial and industrial property.
04:00 — Understanding the 10-year transition
Why knowing when a property entered the regime is critical when assessing a purchase.
07:00 — A practical example
We use a $1 million commercial property to illustrate the difference between a property entering the regime for the first time and one that has already entered.
10:00 — What does CIPT mean for tenants?
Why tenants should examine their leases carefully and understand whether the tax can be passed through as an outgoing.
11:00 — Finding opportunities in the market
Could properties that have already entered the regime create opportunities for future buyers?
15:00 — Why property classification matters
We discuss zoning, property codes and the importance of reviewing the relevant documentation.
18:00 — A real-world regional property example
A client faced a choice between taking a regional stamp duty concession or potentially avoiding a future CIPT obligation.
19:00 — The transition loan program
We discuss the Victorian transition loan program and some of the practical challenges buyers need to consider.
22:00 — Can CIPT influence property values?
Why the market may start paying more attention to properties that have already entered the regime.
25:00 — A major saving for a buyer
A real-world transaction demonstrates how the CIPT position can create a significant difference between what a previous owner paid and what a subsequent buyer may pay.
27:00 — How to identify properties already in the regime
The importance of checking the transaction history and relevant Section 32 and State Revenue Office information.
30:00 — Looking beyond the purchase price
A $5 million property demonstrates why buyers need to understand the full cost of ownership, including land tax, CIPT, rates and other outgoings.
33:00 — Wins & Warnings
A rural property transaction uncovers title discrepancies and land encroachments — highlighting why detailed due diligence matters.
Key takeaways
• Understand whether the property is already in the CIPT regime.
• Establish when it entered the regime.
• Consider the long-term tax implications, not just the upfront purchase costs.
• If you’re a tenant, understand whether CIPT can be passed through under your lease.
• Compare properties based on total ownership costs.
• Get the right legal, tax, finance and property advice before committing.
The question to ask
When did this property enter the CIPT regime, and what does that mean for me as the next owner or tenant?
Commercial Property Uncovered: Beyond the Contract
Hosted by Vicki Likoudis, Richele Janjatovich and Nicole Faid.
🏢 Richele Janjatovic | Finance: [Mecca Finance Group] + LinkedIn
🏢 Vicki Likoudis | Buyer & Tenant Advocacy: [Impacta Commercial Advocates + LinkedIn]
🏢 Nicole Faid | Property Contracts: [Accord Conveyancing + LinkedIn]
📧 Have a commercial property question you'd like us to answer? Send it to commercialpropertypodcast@gmail.com
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**DISCLAIMER:** This podcast provides general information and is for educational purposes only. The hosts are not financial advisers, and this content is not personal financial, legal or investment advice. Seek advice from appropriately qualified professionals before making financial, SMSF, investment or property decisions.
Three experts, one conversation
Every deal has a legal, a finance and a buyer-side story. The hosts unpack all three.
Nicole Faid
Conveyancer, Accord Conveyancing
Nicole brings the conveyancing view to every episode: what to look for in a contract, the questions worth asking before you sign, and the steps between exchange and settlement.
Vicki Likoudis
Property Advocate, Impacta Commercial Advocates
Vicki covers the buyer advocacy perspective: choosing the right property, running due diligence and negotiating the deal.
Richele Janjatovic
Commercial Finance Broker, Mecca Finance
Richele explains the finance side, including how lenders assess a purchase, drawing on commercial banking and broking experience.
The questions behind the contract
Three themes come up again and again in the conversations.
Buying business premises
Renting versus owning, finding the right fit and planning your move.
Commercial investment
Tenants and leases, looking past advertised returns, and understanding expenses and cash flow.
Contracts, deposits & finance
What to check before you sign, what you need up front, and how loan structure and conditions affect your purchase.
Buying property? Get the contract reviewed before you sign.
Nicole and the Accord team review contracts for Victorian buyers and sellers, so you know the risks before you commit.