What drives cost
- Size of tenancy and density of fitout
- Extent of demolition and disposal
- Repainting requirements to achieve a uniform finish
- Ceiling tile and lighting repairs
- Floor repairs or replacement
- Service work to make safe and terminate electrical and data
- Testing and certification for mechanical and fire
- Access limits such as short dock windows and after hours only work
Special items like kitchens, showers and heavy equipment add trade time and compliance checks. Heritage or premium buildings may have higher finish standards and tighter rules.
How to build a reliable budget
- Extract the exact lease clause and schedules
- Walk the site and produce a measured scope
- Seek written acceptance from the owner or manager before pricing
- Request an itemised price that separates base scope from allowances
- Include a reasonable contingency for hidden conditions behind walls and ceilings
- Tie progress claims to milestones for predictable cash flow
Example ranges and timeframes
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
These are general examples. Always confirm with building management and obtain a measured quote.
Settlement versus doing the works
A cash settlement can save time when deadlines are tight or when the landlord prefers to control the works. The amount should match realistic delivery cost for the agreed standard. Doing the works yourself keeps control of quality, sustainability choices and documentation. For some clients a blended approach makes sense such as settling for certain items and completing others.
Cost control checklist
- Confirm scope in writing
- Book access early to avoid idle labour
- Order long lead items such as matching ceiling tiles
- Reuse and donation reduce waste fees
- Ask for a waste plan and completion report
- Keep a live punch list and leave buffer time for defects
Frequently asked questions
1. Can we get a fixed price
Yes when scope is stable and risks are low.
2. What is a sensible contingency
It depends on building age and complexity. Review once demolition starts.
3. Does after hours work always cost more
Usually yes due to supervision and access rules. Plan to reduce after hours work where possible.
4. Can we reduce repaint areas
Only with written approval. Uniform finish is often required.
Call to action
Request a budget and scope review from National Make Good Solutions. We will align the scope to your clause, provide transparent pricing and recommend cost control steps.
Compliance note
This guide provides general information only. Confirm legal and safety requirements with your landlord, building manager and qualified professionals.
