RWC WA AMD Capability Statement 2026

Asset Management Capability Statement Trusted Experts in Commercial Retail Investment Property

RWC WA

Welcome RWC WA has built a strong track record of delivering outstanding results through proactive, agent-led marketing strategies and continuous client engagement.

Our unique approach drives sustained momentum, ensuring consistent success across both sales and leasing activities.

Acknowledged as industry leaders in commercial property throughout Perth and Western Australia, we are an efficient team covering sales, leasing, consultancy and asset management.

RWC WA staff have the knowledge to provide quality and informed, professional advice and service for all your management, sales and leasing real estate requirements and ensure that returns on your investment are maximised.

At RWC WA, we view property management as far more than just rent collection — it’s about maximising the full potential of your asset. We manage every property with the same care and attention as if it were our own.

Through our streamlined, professional services, we remove the burden of day-to-day management, identify new income opportunities, and consistently drive long-term value and return on investment for our clients.

Our services:

Professional Industry Advice

Trust Accounting

Lease Administration

Facilities Management

Lease Negotiations

Solution Providers

Legislation Knowledge

Our approach Our asset management department consists of nine property managers, one assistant property manager, an administrative assistant and a trust accountant. Together, our team manages over 575 leases. Our approach to property management is to ensure that more than one property manager has exposure to your property. This approach ensures that if the lead property manager is unavailable or on leave there is always someone that understands the property and can keep the continuity of management.

We strive to ensure that we identify property issues early. Whether that be in the form of arrears control or repairs and maintenance. We are driven by finding and recommending to you the right solutions early to ensure the return on your investment is maximised. Our experienced property management team also has access to a wide range of experienced property professionals within our office to provide advice and guidance if required.

Service Level Agreements Your property management team formulated and agreed to comply with the following Service Level Agreement to ensure as a team we provide an agreed quality of service.

Goals • • • • •

Ensure that our services are of a consistently high quality and meet the customer’s expectations.

Ensure that our services are aligned and consistent throughout our team.

Provide a structure around communication that is reasonable for all team members to adhere to and follow.

Provide clear expectations in order to avoid misunderstandings and potential conflict.

Holds us accountable and helps us to maintain a reliable & trustworthy reputation.

Service Levels •

Response time for returning phone calls or emails.

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Response time for actioning maintenance requests

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Out of hours procedures

Service expectations

Contractor coordination/health & safety

1.

Reducing owners’ risk because of Occupational Health and Safety breaches is paramount.

Returning phone calls or emails • If a phone call or email is a simple request, acknowledge and respond within 24 hours.

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We engage CM3 on your behalf who provide an online contractor induction and management system. The contractor is required to obtain CM3 prequalification. Contractors safe work method statements and job safety analysis are all completed online by the contractor before commencing work onsite.

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Our preference is to only engage contractors that have CM3 prequalification however we will also operate a contractor sign in register and ensure all work permits are provided from any contractors that don’t have CM3 prequalification.

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The CM3 system maintains a contractor register ensuring all insurances and qualifications are sighted and held on file.

• If a phone call or email is more complicated, acknowledge within 24 hours and advise that a response will be given within 72 hours (2-3 business days).

•

If a phone call or email requires input from another team member (i.e. trust accountant or Head of Department), acknowledge within 24 hours and advise that a response will be given within 5 business days.

2. Actioning maintenance requests • Non-urgent- 48-72 hours to issue work order to contractor.

• Urgent- Within 24 hours to issue a work order to the contractor.

• Critical- Now - Max 4 hours to issue a work order to the contractor. This may be a work order to ‘make safe’ in the interim.

3. Out of hours procedures •

A list of out-of-hours trades contractors will be updated and sent out to all tenants at the commencement of their lease. Any urgent maintenance requests that are required outside of business hours can be dealt with directly between the tenant and the contractor. A list of what is deemed as ‘urgent’ will also be compiled for clarity.

World class financial reporting Timely and accurate financial reporting is an extremely important management function. We will provide monthly, quarterly, and annual financial reports generated by Cirrus8.

The Cirrus8 property accounting system provides all financial reports tenancy schedules, diary system for critical dates as well as 24/7 owner access.

This system efficiently and accurately monitors and controls multiple facets of the property management function.

We help you save Following our appointment to manage Kardinya Park Shopping Centre we identified over $200,000.00 in operational cost savings within the first 6 months of our appointment. These savings realised an additional value to the property of approximately $3mil.

Regardless of the size of property savings can often be realised by reviewing service supply scopes, electricity supply and water consumption. In times of lower rental growth, critically reviewing operating costs is important and a discipline that is proven to be something our competitor’s neglect.

Medical centres are our specialty We currently manage over 22,000m2 of medical based properties across WA for clients including RAM Healthcare. These properties include medical centres, private hospitals pharmacies and medical consultancies and diagnostic clinics. We also understand the various government legislation that impact these types of investments.

Premium property management services We understand that managing real estate assets is more than just collecting rent and maintaining the property. Here’s an overview of our services and capabilities:

Management of rent and tenant relationship: • We collect monthly rent and outgoings in a professional and timely manner.

• Our management of rent arrears is outstanding with our portfolio arrears the lowest in the industry.

• Advise the client promptly in writing if the tenant is in breach of the lease for late or non-payment of rent or other monies due or any other breach.

• Negotiate rent reviews, new leases, extensions of leases, option of renewal, assignments or surrender of lease.

• On termination of a lease ensure that the property is returned to the client complying with all ‘make good’ provisions of the lease.

Property maintenance: • Conduct regular inspections at the property to ensure that the tenant is maintaining the client’s asset.

• Maintain properties so they remain in a good state of repair, providing reports on the state of the building and surrounds.

• Engage competent workmen and contractors to carry out works when required for maintenance of the property.

• We notify the client promptly and in writing of any substantial or major items of expenditure for maintenance of the property.

• Establish service and maintenance contracts for fire services and air-conditioning equipment and recoup the cost from the tenant.

• Provide advice to the tenant pursuant to their lease provisions and maintenance contractors.

Property inspections: Property inspections are key to ensuring our clients properties are well looked after and maintained.

We look after the following for you: • Conduct regular cleaning inspections with cleaning contractors.

• Conduct quarterly property inspections to verify correct operation of building services and performance of contractors.

• Plant rooms and common areas.

• Operational checks of lifts, air conditioning and automatic doors.

• Spot check of common and tenanted areas for cleanliness • Passageways and fire stairs/exits.

Managing leasing and tenant issues:

Legal, insurance, contractual compliance:

We’re proactive and timely in managing tenant or leasing issues. Here’s an overview of how we take care of this:

• Negotiate leases and tenancies (or sub-leases, sub-tenancies) for the occupation of vacant space according to client instructions.

• Instruct solicitors (such solicitors to be approved by the client) on preparation of leases, licences or deeds and arrange for their execution by all parties, stamping, registration (where necessary or desirable), distribution and safe-keeping.

• Effect all appropriate insurance cover for property & the improvements and arrange recovery of the premiums by tenants where appropriate.

• Negotiate with prospective tenants re leasing the premises and use all reasonable endeavours to obtain tenants or occupants to fill vacancies in the property from time to time including coordinating leasing of vacant space within any leasing criteria agreed with the client.

• Negotiate lease renewals/options with existing tenants.

• Implement rent reviews (fixed or CPI).

• Negotiate rent/licence fee reviews to market, subject to lessor’s approval.

• Conduct tenant meetings (formal structure, excludes ad hoc meetings) and advise results in next monthly report.

• Liaise between tenants and any consultants, contractors, builders, developers and other parties to ensure that a minimum of disruption and inconvenience is caused in the operation, occupation, refurbishment or development of the property.

• Take all reasonable steps to enforce all tenancy agreements and all contracts or other arrangements entered into by the manager or client for the property.

• Prepare and serve any necessary notices on the tenants whether required under the relevant leases, licences, contracts and arrangements or by law from time to time and obtain the advice of consultants, with the prior written approval of the client, if appropriate, in relation to such notices.

• Provide recommendations to the client in relation to management of arrears and lease and other agreement enforcement matters (including recommendations in relation to taking legal action against tenants).

• Subject to first obtaining the client’s consent to do so, institute legal proceedings against tenants for default under lease.

• Maintain a list of all proceedings, pending, current or contemplated in relation to the property, whether undertaken by the manager on behalf of the client or by any person against the client or the manager showing the status of each matter and the recommendations of the manager for resolution of the dispute.

• Process assignment of lease and update records.

• Take all reasonable steps to ensure that all tenancies in a property are properly maintained by the tenants/ occupants in accordance with the relevant tenancy agreements.

• Obtain and keep on file certificate of currency for all insurances.

• Advise the client promptly in writing of the service upon the agent of any writ, summons, plaint, subpoena or other legal document including notices, letters or communications setting out or making claims upon the client or the property.

• At the direction of the client sign and serve in the name of the client all notices required by law.

We keep on top of legislation and contractual obligations: We ensure we keep abreast of current property and market trends as well as relevant legislation. Whilst we are not lawyers, to effectively manage commercial properties we need to have a sound working knowledge of the legal obligations pursuant to: • Real Estate and Business Agents Act 1978 • Transfer of Land Act 1893 – 1972 • Land Act 1933 • Land Amendment Act • Property Law Act 1969 • Strata Titles Act 1985 (As Amended) • Commercial Tenancies Agreements (Retail Shops) Act 1985 • Competition and Consumer Act 2010 • Occupational Health and Safety Act/Work Health & Safety Act • OHS/WHS Regulations • Goods & Services Tax Act 1999 If a managing agent fails to understand the implications of these statutes it may result in precipitous action or incorrect advice which may have serious financial implications for a property owner.

What we provide We provide the following information in our monthly reports, however we can tailor your monthly report as required. Here’s the key elements to each monthly report: • Client’s Cash Summary • Revenue Details • Income and Expenditure Report (include actual to budget and itemised statement of capital expenditure) • Aged Debtors Report including list of the source of debtor’s debts • Expense Detail Report (including anticipated capital expenditure and operating expenses that do not form part of the approved Budgets) • Tenancy Schedule • Tenants’ Tax Invoice • Any other report reasonably requested We also provide the following monthly non-automated reporting: • Forecast spreadsheet including a forecast for all expense items compared against the Approved Budget • Commentary on property condition • Tenant issues summary • Commentary on major operational & engineering incidences

Additional reporting we provide: • We tailor benchmark income and expenditure levels to your requirements • Comprehensive quarterly re-forecasting • Comprehensive annual reporting • A list of tenants, licensees or contractor’s which to the manager’s knowledge are in material default of their obligations under their respective Tenancy Agreements contracts or arrangements • Schedule of all service contracts and consultancy agreements entered into by the client or the manager • Preparation of annual budgets in regards to operational and capital works • Maintain and monitor the budgets using reasonable endeavours to ensure that the Budgets do not exceed levels prescribed by the client.

• Prepare outgoings reconciliation relative to budget for client’s approval or auditor’s certification

Arrears management Ray White Commercial portfolio rent arrears are consistently below 4%, the lowest in the industry. We achieve this with efficient and efficient communication, systems and processes, including: • We have a strict collection and escalation approach to arrears. Payments not received within 7 days are sent an arrears notice, followed up with a phone call. If payments are not received in 14 days, in consultation with the owner, a solicitors formal notice of demand is sent with a follow up phone call.

• We will communicate with you when arrears exceed 21 days to establish what further action is required.

Cirrus8 – a property management software system keeping your income flowing: We use the Cirrus8 property management software system, which efficiently and accurately monitors and controls multiple facets of the property management function. The accounting function can deal with cash and accrual accounting requirements and simplifies the property’s outgoings and invoice processing tasks. This system enables us to contact multiple tenants with different arrears letters at the same time allowing us to seamlessly follow our arrears timeframes.

Cirrus8 also ensures that daily tasks vital to the financial performance of properties, such as rent reviews and lease expiries, are tracked and completed. In addition, the Cirrus8’s Landlord Portal offers landlords and JV partners unparalleled online visibility of their property portfolios 24/7.

Records management Our effective records management enables us to keep track of all reporting, communications and contracts.

Here’s an overview of how we do this: • Update and maintain Insurance records for • Tenants • Owners and property • Claims reporting • All accident reports • Maintain the current tenancy agreement schedule and all other relevant contracts or arrangements • Maintain current bank guarantee schedule (and store for safekeeping any bank guarantees provided under any tenancy agreements or other agreements if requested by the client) • Undertake a six-monthly audit of all leases and report on any abnormalities • Maintain a car park schedule • Prepare and maintain a tenancy information manual • Update tenancy information manual as needed from time to time

CM3 Contractor Management • • • •

Contractor compliance Property OH&S risk control Online contractor induction Contractor control & safety Verify contractors licences and insurances are in place

Forbury – Valuation Software Our clients have access to Forbury commercial real estate and valuation software.

• • • •

Assist internal and external valuations Financial modelling Development feasibility Acquisition modelling

Fit-out services: • Review proposed tenancy fit out drawings & documentation and make comments as applicable • Ensure tenants fit out documentation including, drawings & occupancy & compliance certificates are provided on completion of works and if necessary engaging consultants to peruse and approve the plans, specifications and drawings, supervising fit-out works, inspecting completed fit- out works and obtaining any required consent from the client and any competent authority • Engage a tenancy fit out coordinator as required • Prepare fit out manual if requested • Update fit out manual if requested • Supervise/project manage works associated with make goods

Asset management:

Engineering, operations and physical management maintenance • Specify and monitor expiry of contracts for: • Fire protection equipment • EWIS • Emergency lighting • Air conditioning • Building management system • Lifts & escalators • Water treatment • Access control • CCTV system • Emergency power (diesel generator) • Building maintenance unit • Roller shutter/ auto doors • Electricity supply

We proactively manage your asset with these additional reports and advisory:

• Cleaning

• Prepare annual business plans in an agreed format

• Pest control

• Landscaping & garden maintenance

• Prepare lease expiry profile

• Security manpower

• Conduct six monthly strategic asset group meetings

• Track and record routine maintenance works

• Provide required information or explanation to valuers as required • Appoint consultants for investigation of external property impacts i.e. developments

• Engage specialist consultants to carry out the following: • WH&S Audit • Energy management audit • BCA compliance audit • Environmental audit • Asbestos & PCB audit • Disabled discrimination act review • Security assessment • Organise contractors to conduct the following annual building surveys • Thermographic survey of main electrical switchboards • Testing of lightning protection system • Air and water quality • Pressure vessel certification • Maintain and monitor an environmental risk management system for the property in accordance with industry standard requirements and as directed by the client from time to time

General engineering: • Carry out building audits and provide report • Manage annual essential services certification • Obtain quotations for repairs >$2,000 • Assist in the appointment of project managers where capital expenditure >$30,000

General operational • Establish emergency management program • Appoint consultants for Emergency Evacuation training • Manage Property Supervisors • Maintain on site First Aid Kit • Manage building master key system

Call centre and tenant response • Quality Control management of contractors • Upgrade and maintain contractors insurance records • Respond to all tenants’ operational queries /requests • Issue works orders to prearranged expenditure limit • 24 hour availability for emergency callouts • Advise tenants of any works that may disrupt or effect quiet enjoyment

On site staff • Provision of uniforms for Building Operations Staff • Provision of on site accommodation

Sustainability We take sustainability seriously and help our clients with the following: • NABERS audit (energy, water waste) • Annual Footprint review and preparation of sustainability plan • Monitor utilities consumption via Envirometrics tool

General Here are other benefits we offer our clients: • Provide initial informal review of land value notice and recommend action plan • Deal promptly with all complaints and correspondence relating to the property in a reasonable manner • Report to the client on any matters which may warrant a claim on any insurance policy and draft and submit an accident report to the client If you have any questions in relation to our capabilities or services, don’t hesitate to get in touch.

12 | ASSET MANAGEMENT CAPABILITY STATEMENT

Meet the team Our team of highly experienced professionals are committed to the efficient management, strategic leasing, and successful sale of a wide spectrum of commercial real estate assets, serving the interests of investors, owner-occupiers, and developers.

Stephen Harrison

Chris Matthews

Tom Jones

Steven Cuzens

Luke Pavlos

Joint Managing Director (Sales & Leasing Manager)

Joint Managing Director

Sales & Leasing Executive - Licensee

Director of Client Services

Director of Commercial Services

Tanya Llewellyn

Rebecca Hickey

Jonathan Smit

Senior Retail Property Manager

Christiaan Hobbs Senior Commercial

Bianca Heilig

Head of Asset Management

Commercial Property Manager

Retail Leasing Exective

Kathleen Brown Commercial Property Manager

Property Manager

Meg Parker

Sarah Roye

Admin Coordinator Asset Management

Commercial Property Manager Assistant

Paul Hope

Allira Black

Centre Manager and Facilities Management Specialist

Administrative Assistant Centre Management

Amy McCabe Retail Assistant Property Manager

Retail track record

Kardinya Park Shopping Centre

223-227 Murray Street Mall, Perth

KPSC GLA is 18,905m² Major Tenants: Coles, Kmart, Medical Centre & 40 specialty shops.

GLA is 2092m2 Tenants: City Beach Surf & Zara

312 Murray Street, Perth

Lakeside Plaza, Baldivis

GLA is 1680m² Tenants: OMEGA, Margaret River Chocolate Factory

GLA is Tenants: IGA & Specialties

594 Stirling Highway Mosman Park

Jurien Bay Shopping Centre

GLA is 642m2 Tenants: Liquor / Dominos

GLA is 2550m2 Tenants: IGA, BWS, Australia Post

17-31 Rokeby Road, Subiaco

194 William Street, Beckenham

GLA is 566m Tenants: Birkenstock, Luxottica, Element Aveda Lifestyle

GLA is 1240m² Tenants: IGA, Beckenham Pharmacy

2

Medical track record

2 Clarkshill Road, Secret Harbour

217 Willmott Dr - Waikiki Private Hospital

GLA – 2174sqm Refurbished to a high standard Located in a well established coastal suburb Tenants: Strong Pilates, For Health

GLA – Specialist Centre 3080sqm 14 Specialist Suites Tenants – Waikiki Private Hospital Perth Radiology Clinic Clinipath

250 Fulham Street, Cloverdale

190 Cambridge Street, Wembly

GLA – 2174sqm Refurbished to a high standard Located in a well established coastal suburb Tenants: Strong Pilates, For Health

GLA – 1850sqm Key Tenant: St John of God

275 Wanneroo Road, Balcatta GLA – 1558.78sqm Key Tenants – Western Radiology, Balcatta Medical Group Move Steady Physiotherapy

Office track record

28 Ord Street, West Perth

117 Great Eastern Highway, Rivervale

GLA 1471m2 Tenants: Mining Services

GLA 2233m2 Tenants: Commonwealth Dept, Finance, Wilson Security

Trinity House 632 - 634 Newcastle St, Leederville

1-9 Tanunda Drive, Rivervale

GLA 2575m2 Tenants: Life Without Barriers

GLA 3500m2 Tenants: Amana Living Inc.

30 The Esplanade, Perth

445 Hay Street, Perth

GLA 7018.5m2 Key tenants (APIL Kinetic, Glencore) Prime CBD location

GLA 6286.5m2 Multi tenanted building CBD Location Major tenant- Unions WA, CSA, WASO

33-35 Havelock Street, West Perth

Anzac House

GLA 4090.80m2 Key Tenants: Master Builders Association

GLA 5200m2 Key Tenants: RSL and Services for Veterans including medical dental pathology

Hospitality track record

Woodbridge Hotel

Duke Bar and Bistro

Paddington Alehouse

Metropolis Complex

Woodvale Tavern GLA 1471m2 Tenants: Mining Services

Industrial track record

2 Alumina Road, Rockingham

16 Davison Street, Maddington

GLA 14284m2 Tenants: Milne Feeds

GLA 3190m2 Tenants: Tradefair International

52 Belmont Avenue, Rivervale

92 Francisco Street, Rivervale

GLA 3512m Tenants: Zenith Energy

GLA 3075m2 Tenants: Fraser & Jenkinson

2

150 Quill Way, Henderson

2 Blackburn Drive, Port Kennedy

GLA 19910m2 Tenants: Matrix Composites & Engineering

GLA 7,090.7m2 Tenants: Australia Post, Montessori Early Learning Centre, Auto Masters, Rebound Indoor Trampoline Park

516 Alexander Drive, Malaga

9 Carbon Court, Osbourne Park

GLA 4,473m2 Tenants: Battlecarts

GLA 1376m2 Tenants: Telstra

RWC WA Level 7, 30 The Esplanade Perth, WA 6000 08 6253 5222 raywhitecommercialwa.com