Print this. Take it to the inspection. Every line you cannot tick is a line item in your budget or a reason not to sign.
A. The kitchen shell
| Item | What to confirm | Cost if missing |
|---|---|---|
| Clear ceiling height above the hood | Minimum workable height for a hood plus duct | Rerouted or reduced services |
| Structural beams above the kitchen | Can ductwork pass them? | Rerouting, boxing, loss of ceiling height |
| Floor level and falls | Falls to floor waste? Level changes? | Screed and new drainage |
| Existing floor wastes | Located where you need them? | Core drilling and new drainage runs |
| Wall construction | Load bearing? Can you hang equipment? | Structural support and blocking |
| Slab / soffit condition | Evidence of water damage or previous leaks | Repair before fitout |
| Rear access | Lane, roller door, loading ability | Restricted supply chain and waste handling |
B. Statutory services
| Item | Confirm | Typical cost if absent |
|---|---|---|
| Grease trap | Ground lid present; last pump-out invoice sighted | $30,000 – $40,000 |
| Exhaust hood and riser | Full route traced to discharge point | From $15,000; commonly $35,000–$85,000 |
| Discharge method | Roof, wall, or horizontal with electrostatic filtration | Horizontal + ESP: $25,000–$40,000 per unit |
| Gas meter and supply size | Commercial tariff? Adequate to the kitchen load? | Electric kitchen or supply upgrade |
| Electrical main switchboard | Rating, spare capacity, condition | Supply upgrade |
| Water and hot water | Capacity for a commercial kitchen | Upgrade |
| Fire protection | Sprinklers, detection, extinguishers, hose reel, exit signage | Sprinkler relocation and upgrades |
| Mechanical ventilation | Make-up air and general exhaust for the kitchen | New mechanical system |
| Trade waste consent | Sydney Water trade waste agreement in place | Application, pre-treatment, delay |
C. Amenities and access
| Item | Confirm |
|---|---|
| Customer toilets | Present and compliant? |
| Accessible WC | Present, or space to build one? |
| Staff amenities | Change space, storage, staff toilet |
| Accessible entry | Ramp, door width, threshold, no step |
| Egress paths | Two exits where required, clear and compliant |
| Shopfront | Compliant glazing, safety glass, signage zones |
D. Consents and paperwork
- What is the site currently approved for, in writing, from council?
- Are there existing development consents you can rely on, and are they still live?
- Is the building a heritage item or in a heritage conservation area? More here.
- Is there a liquor licence, and does it transfer? What conditions attach?
- Are there late-trading or noise conditions on the site?
- Are there strata or centre by-laws on hours of works and delivery?
- Is there an outstanding order or defect against the premises?
E. Commercial
- Foot traffic counted at the hours you intend to trade — morning, lunch, evening, weekend.
- Who are the five nearest competitors, and are they busy?
- Rent per square metre versus comparable tenancies in the street.
- Outgoings — what is included, what is recovered.
- Bond and bank guarantee — how many months?
- Rent-free period — and does it align to the build, not to signing?
- Make-good obligations — what must be removed, and at whose cost?
- Any demolition or redevelopment plan for the building.
Rule of thumb: if three or more statutory services in section B are missing or inadequate, the site is a construction project, not a fitout. Price it that way or walk away.
Send us an address and we will run this checklist against it and give you a number. Contact Liteco Projects.
