Introduction
Lease expiry often collides with staff moves and technology cutover. Without a clear plan, an end-of-lease make good can turn into a last minute scramble, extra labour cost and disputes at handover. This guide gives you a practical process you can follow, with plain language and actions that work in Australian buildings.
What a make good actually covers
A make good is the set of works needed to return your tenancy to the condition required by the lease when you leave. Typical inclusions are 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 of mechanical and fire systems, and a detailed final clean. Some owners request recent service reports as proof of compliance. If you made structural changes, expect to provide consented drawings and final sign off.
Fast checklist for busy teams
- Read the lease and highlight the make good clause
- Walk the site and record items to remove or repair with photos
- Draft a scope that maps to the clause and get written acceptance
- Build a program with dock and lift bookings and after hours windows
- Obtain an itemised price with inclusions and exclusions
- Deliver works in sequence then test and certify services
- Complete a joint inspection and collect written acceptance
- File photos, certificates and reports
Detailed step by step process
1. Read and extract the clause
Save the exact wording and any schedules. Note references to original condition and fair wear and tear.
2. Survey the tenancy
Photograph every room and corridor. List removal items, repairs and repainting. Note base building finishes and colours.
3. Draft the scope and seek acceptance
Write a measured scope that mirrors the clause. Clarify treatment of data cabling, floor coverings, kitchenettes and signage. Ask the owner or manager to accept the scope in writing.
4. Program the work
Work backward from the handover date. Book loading dock and lifts. Plan noisy work and access windows. Allow for long lead items such as matching ceiling tiles and paint systems.
5. Confirm safety and insurances
Request licences, public liability and workers compensation. Nominate a single site lead who is accountable for quality and safety.
6. Order materials and set up the site
Protect floors and paths of travel. Set up waste sorting for metal, plasterboard and timber. Plan for e waste collection if required.
7. Deliver in sequence
Remove tenant items and services that are not part of base building. Make safe and terminate electrical and data. Repair walls and ceilings. Repaint to the agreed standard. Repair or replace damaged floor finishes. Reinstate ceiling tiles and lighting to base building standard. Test and certify mechanical, electrical and fire systems. Complete a detailed final clean.
8. Inspect and close defects
Walk the site with the owner or manager. Record defects and close them promptly. Keep trades available during the last week for quick fixes.
9. Handover and record keeping
Collect the written acceptance, service certificates and the waste report. File before and after photos with dates and locations.
Cost and time guide
Costs vary with size, scope and access. Use these examples as planning guides 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
Typical program two to four weeks including planning
Standard reinstatement
Remove partitions, repaint throughout, repair ceiling and floor, services sign off
Common range per square metre one hundred and twenty to one hundred and eighty
Typical program 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
Typical program eight to twelve weeks including planning
Early scoping reduces discovery risk behind walls and ceilings. Ask for a clear inclusion list and note any provisional sums or exclusions. Where scope is stable, a fixed price can be suitable.
Timeline and roles
Scope and acceptance one to two weeks
Responsible tenant lead and contractor
Access bookings and procurement one to two weeks
Responsible contractor
Delivery of works two to six weeks for a mid size tenancy
Responsible contractor site lead
Certifications and final clean three to five days
Responsible contractor with building manager
Handover and close out one to three days
Responsible tenant lead and contractor
Documents and approvals you will need
- Lease clause and any schedules
- Accepted scope of works signed by owner or manager
- Building induction records and access permits
- Licences and insurances for all trades
- Safety documents including risk assessments and hot work permits if applicable
- Service certificates for electrical, mechanical and fire
- Waste report with diversion data where available
- Handover acceptance letter and completed punch list
Risk and safety notes
Use qualified trades for all services. Keep escape paths clear and maintain separation between work zones and occupied areas. Secure tools and materials daily. Follow building rules for noisy work, after hours access and deliveries. When in doubt, ask the building manager for written guidance.
Common mistakes and how to avoid them
Late planning
Trades book out and docks fill quickly. Start months before handover.
Assuming patching will do
If the clause requires original condition, expect full repaint to achieve a uniform finish unless the owner agrees otherwise in writing.
Running trades without a lead
Uncoordinated work causes defects and rework. Appoint one accountable contractor.
Ignoring services
Electrical, data, mechanical and fire systems need qualified work and certification. Budget for it early.
Weak documentation
Without records and photos, disputes are harder to resolve. Keep a tidy file from day one.
No time left for defects
Always leave buffer days at the end with trades on call.
Tools and templates to attach on the page
If you cannot attach files, describe each template on your page and invite readers to request a copy.
Scope template should include
Room list, removal items, repair items, finish standards, paint and floor schedules, service certifications required, acceptance sign off
Budget template should include
Trade line items, allowances for hidden conditions, contingency, access cost, waste plan and recycling targets, progress claim milestones
Handover checklist should include
Photo register, certificate list, punch list close out, keys and passes returned, acceptance letter
Frequently asked questions
Do we need a building permit
Simple reinstatement often does not, but service changes can. Confirm with the building manager.
Who books the dock and lift
Usually the contractor, but confirm responsibilities in writing at the start.
What if hidden damage is found during demolition
Stop and record the issue. Seek a variation approval before proceeding.
Do we have to remove data cabling
Many leases require removal or make safe. Check the clause and confirm with the owner.
Can we agree a cash settlement instead of works
Sometimes yes. Use a priced scope to inform the amount and ensure the release wording is complete.
How clean is clean
Aim for a detailed clean to base building standard. Confirm exact expectations in writing.
How do we prove completion
Provide photos, service certificates, the waste report and a signed acceptance letter.
Can we stage works while staff are still on site
Yes. Create swing spaces, protect paths of travel and schedule noisy work outside core hours.
Call to action
Ask National Make Good Solutions for a scope review. We will read your clause, walk the site, map a measured scope and provide a clear plan with fixed price options where suitable. You will have one point of contact and strong safety and quality checks from start to finish.
