Inspections and specialist reviews were completed in November and December 2025.
CASE STUDY / 04
Technical due diligence of a mixed-use building
A comprehensive review of condition, records and future investment converted 28 findings into a prioritised action plan.
09Inspections
28Identified deficiencies
€572,250Indicative CAPEX
THE SITUATION
A mixed-use property in central Bratislava combined offices, retail units and underground parking with extensive building services. The client needed one evidenced view of the building fabric, systems, fire safety, statutory inspections and post-transaction investment requirements.
The client and exact property identity remain confidential. Only anonymised technical and financial information is presented.
VERIFIABLE FACTS
A scope appropriate
to the asset.
The conclusions drew on nine site inspections, document review and separate assessments of the building fabric, fire protection, electrical installations and building services.
Office, retail and parking areas in central Bratislava.
Fabric, MEP, fire safety, records, statutory inspections and CAPEX.
Twenty-three were building-fabric deficiencies.
Measures were allocated to 2026, 2030 and 2034.
Indicative cost excluding VAT, inflation, routine maintenance and associated costs.
REVIEW SCOPE
One report.
The complete technical picture.
The review linked physical condition with records, statutory inspection status and the point in time at which investment expenditure was expected.
Records and inspections
Document analysis, nine inspections, defect recording and comparison of declared and actual conditions.
Building fabric
Structure, car parks, roofs, terraces, façades, openings, waterproofing details and the junction with an adjacent property.
Fire and electrical safety
Fire alarm and smoke control, fire stopping, electrical systems, lightning protection, earthing and statutory records.
Building services
Heating, ventilation, cooling, gas and pressure systems, four lifts and remaining service life.
KEY FINDINGS
More than a defect list.
A map of technical risk.
Each finding was linked to urgency, a recommended response and its expected investment horizon.
Cracking and aggressive water ingress
Cracks, water ingress and reinforcement-degradation risk were recorded in the underground car parks. Selected defects required review by a chartered structural engineer.
Defective details and future renewal
Unreliable penetrations, drainage, flashings and junctions reduced waterproofing reliability. Roof renewal was the largest single CAPEX item.
Actual conditions were not fully evidenced
Selected electrical and lightning-protection inspection records were missing or expired, while fire-alarm, smoke-control and ventilation records needed alignment with actual conditions.
Investment in lifts, heating and HVAC
Lift modernisation, future boiler-plant replacement and renewal of ventilation and cooling represented a significant part of medium- and long-term CAPEX.
AUDICO EXPERT PERSPECTIVE
The defect matters.
Its financial timing matters more.
An investor needs more than a record of what is damaged. Immediate safety and records issues must be separated from planned repairs and long-term renewal. This timing is what turns a technical report into transaction and asset-management intelligence.
Ing. Miroslav Prešinský, PhD. · AUDICOCLIENT DELIVERABLE
From technical findings
to an investment plan.
The report brought defects, missing records, recommended inspections and future renewal into one prioritised deliverable.
- 01Register of 28 deficiencies classified by severity
- 02Recommendations for structure, fire safety, inspections and maintenance
- 03€572,250 CAPEX allocated across three time horizons
- 04Evidence for transaction terms and future asset management
CAPEX is an expert estimate at 2025 price levels. It excludes VAT, inflation, routine maintenance, demolition and associated costs. Occupied tenant areas were outside the physical inspection scope, and the assessment was not a structural appraisal.
FREE CONSULTATION
Reviewing a larger
commercial asset?
We will tailor the TDD scope to the asset, available information and transaction timetable.
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