Introduction
Lease handover is complex. Teams are moving staff and technology while trying to meet the lease clause without dispute. The make good sets the rules for handover. When you plan early and document decisions, you can avoid last minute stress and close the lease cleanly.
What a make good includes
A typical scope covers removal of partitions and signage, patching and repainting to a uniform finish, reinstatement of base building ceilings and floors, make safe and termination of electrical and data, testing and certification for mechanical and fire systems, and a final clean to the agreed standard. Some owners request recent service reports as proof of compliance. If structural changes were made during the tenancy, expect to provide consented drawings and final sign off.
Step by step process
- Read the lease and extract the make good clause and any schedules
- Walk the site and record removal and repair items with photos
- Draft a measured scope that maps exactly to the clause
- Seek written acceptance of the scope from the owner or manager
- Build a program with dock and lift bookings and after hours windows
- Confirm licences, insurances and safety systems for all trades
- Deliver works in sequence demolition, services make safe, repairs, repaint, certifications and final clean
- Complete a joint inspection and close any defects quickly
- File acceptance letters, service certificates and a photo record
Cost and time guide
Prices vary with size, scope and access. Use these examples for planning only, then request a measured quote in Australian dollars.
Light reinstatement
- Clean, patch and paint with minor make safe
- Common range per square metre seventy to one hundred and twenty
- Time guide two to four weeks including planning
Standard reinstatement
- Remove partitions, repaint throughout, ceiling and floor repairs, service sign off
- Common range per square metre one hundred and twenty to one hundred and eighty
- Time guide four to eight weeks including planning
Heavy reinstatement
- Remove kitchens or showers, complex services, significant repairs
- Common range per square metre one hundred and eighty to three hundred or more
- Time guide eight to twelve weeks including planning
Documentation and approvals
Keep the exact lease clause, the accepted scope, building access permits, inductions, risk assessments, hot work permits if needed, service certificates for electrical, mechanical and fire, the waste report and the signed acceptance letter. Good records prevent disputes and support future audits.
Common mistakes and how to avoid them
- Late planning compresses bookings and trade availability. Start early.
- Assuming patching will do when the clause requires original condition. Seek written approval for variations.
- Running multiple trades without a lead contractor. Appoint one accountable company.
- Ignoring services that need qualified work and certification. Budget for this early.
- Poor records. Keep photos, schedules and certificates from start to finish.
Frequently asked questions
1. What does original condition mean
Usually the base building condition at the start of the lease. Confirm in writing.
2. Does fair wear and tear change the scope
It can if the lease allows it. Clarify expectations for paint and carpet.
3. Do we need to remove data cabling
Often yes or make safe and label. Confirm exact requirements.
4. Can we agree a cash settlement
Sometimes yes. Use a priced scope to inform the amount and ensure the release is complete.
5. How long does a make good take
Small offices can take weeks. Large spaces can take months including planning and approvals.
Call to action
Ask National Make Good Solutions for a scope review. We will read your clause, walk the site, prepare a measured scope and provide a clear plan with fixed price options where suitable.
Compliance note
This article provides general information only. Confirm legal and safety requirements with your landlord, building manager and qualified professionals.
