Office make good Melbourne
Make Good and Strip Outs Melbourne
A structured path from lease obligation and landlord scope to strip out, reinstatement, defects and documented handback.
Return the tenancy in the condition the lease and landlord require.
Commercial make good is the process of removing tenant work and reinstating a leased property to an agreed handback condition.
The obligation is defined by the lease, later agreements, condition evidence and landlord expectations—not by one universal strip-out checklist. One tenant may need to remove partitions, data, joinery and signage; another may negotiate to leave useful work in place. The first step is therefore understanding the required outcome before demolition starts.
Spacez translates the agreed obligation into a construction scope covering removal, disconnection, patching, reinstatement, services, cleaning and defects. The sequence is coordinated with relocation, access, waste rules and the lease end date so decisions are made while there is still time to resolve them.
Spacez provides building delivery rather than legal advice. Tenants should obtain appropriate lease advice where obligations are disputed, then have the accepted scope documented clearly for pricing and handover.
For tenants, landlords and advisers preparing a commercial handback.
Early involvement helps separate actual lease obligations from assumptions and creates time to agree the scope before the final access window.
- Office tenants
- Retail tenants
- Commercial landlords
- Property managers
- Tenant representatives
- Facilities managers
- Project managers
- Lease advisers
Avoid spending money before the handback condition is clear.
The lease wording is broad
Convert the relevant clause and condition evidence into a practical works list for agreement.
The landlord has issued a scope
Review each construction item, responsibility, interface and required completion record.
The tenancy contains many services
Coordinate safe disconnection, removal, termination and any required base-building reinstatement.
The programme is compressed
Plan approvals, isolations, waste, trades and inspections backwards from the lease handback.
Some fitout may stay
Clearly mark retained and removed work so the price and final condition match the agreement.
Defects remain at the end
Use a documented inspection and close-out process before the final landlord review.
Removal and reinstatement aligned to the accepted obligation.
The final scope varies by lease and property. Typical work can include:
- Lease-scope and condition review support
- Pre-handover site inspection
- Office partition removal
- Retail fixture and shopfitting removal
- Commercial joinery removal
- Ceiling and bulkhead removal or repair
- Floor-covering removal and reinstatement
- Wall patching and painting
- Door and hardware reinstatement
- Signage and branding removal
- Electrical and data disconnection
- Plumbing and mechanical coordination
- Base-building services reinstatement
- Waste separation and removal
- Cleaning and defect completion
- Landlord inspection support
- Handover documentation
Why choose Spacez
Scope before demolition
Retained, removed and reinstated items are defined before labour and waste costs are committed.
Multi-trade coordination
Building, electrical, data, hydraulic, mechanical and finish work is sequenced as one handback.
Existing-building care
Removal is planned around retained base-building fabric, shared services and neighbouring tenancies.
Deadline visibility
Approvals, service bookings, inspections and defects are placed on the programme early.
From obligation review to landlord handback.
- Document review: Gather the lease clause, plans, condition report, landlord scope and later agreements.
- Joint site review: Inspect the tenancy and identify retained, removed and reinstated items.
- Scope agreement: Resolve ambiguities with the authorised tenant and landlord representatives.
- Price and programme: Set out inclusions, waste, services, access, milestones and the handback date.
- Approvals and isolations: Book building access, service disconnections, permits and required consultants.
- Strip out and reinstate: Protect retained fabric, remove agreed work and complete repairs and finishes.
- Defects and handover: Clean, inspect, close agreed defects and supply completion records.
Typical timeline
Planning should start well before the lease end because landlord agreement, service information, approvals and waste logistics can control the programme. A small office may require a focused site period; a larger or services-heavy tenancy can require staged disconnection and several weeks of construction. The lease date is treated as a fixed commercial milestone, not the first time to inspect the obligation.
Make-good cost is controlled by the agreed return condition.
The most effective cost decision is often clarifying or negotiating the scope before work starts, not simply choosing the lowest demolition rate.
Extent of removal
Partitions, ceilings, floor finishes, joinery, fixtures and signage each add labour and waste.
Services disconnection
Electrical, data, hydraulic, mechanical and fire interfaces need safe and documented treatment.
Reinstatement standard
Base-building finishes, matching requirements and landlord specifications affect materials and labour.
Access and waste
Loading docks, lift protection, bins, waste classification and restricted hours shape logistics.
Existing damage
Defects that are separate from tenant fitout removal must be identified and allocated.
Programme pressure
Late decisions can require more shifts, after-hours work and less efficient trade sequencing.
A make-good estimate is meaningful only after the obligation and return condition are understood. Spacez itemises assumptions and exclusions so the tenant can compare the proposal against the accepted scope.
Removal work still has building, safety and service obligations.
Strip out is not uncontrolled demolition. The building remains responsible for fire safety, egress, services, neighbours and the condition of retained fabric.
Building approval
The demolition and reinstatement scope is checked for applicable building-permit or surveyor requirements.
Hazardous materials
Suspected asbestos or other hazardous material is assessed and managed through appropriately qualified parties.
Service isolation
Electrical, plumbing, mechanical, fire and data work is coordinated with the responsible licensed or specialist contractors.
Base-building protection
Common services, fire-rated elements, structure and neighbouring tenancies are protected from uncontrolled removal.
Waste management
Waste streams, loading routes, building rules and lawful disposal requirements are planned.
Landlord close-out
Inspection steps, certificates and handover evidence are agreed before the final review.
End-of-lease work across commercial tenancy types.
- Corporate offices
- Professional services
- Retail stores
- Shopping-centre tenancies
- Hospitality premises
- Industrial offices
- Medical and allied health tenancies
- Commercial property
Make-good evidence without exposing private lease details.
Many make-good scopes are confidential. The small-works collection shows approved, privacy-safe examples of rectification and landlord-review packages.
- Commercial Small Works Collection: A collection of approved and anonymised profiles covering office alterations, retail upgrades, joinery, rectification and make-good work.
Direct answers
What is a commercial make good?
A commercial make good returns a leased tenancy to the condition required by the lease and any agreement with the landlord. It can involve removing partitions, joinery, fixtures, signage, data, services and floor finishes, then patching, painting and reinstating base-building elements. The exact obligation varies, so the accepted handback scope should be clear before demolition and pricing begin. That step avoids removing items the landlord wanted retained.
What is included in an office make good?
An office make good may include partition and door removal, data and power disconnection, workstation or joinery removal, carpet treatment, ceiling and wall repair, painting, signage removal, cleaning and defect close-out. It may also require reinstating base-building lighting, mechanical layouts or other services. The lease, condition evidence and landlord agreement determine which items actually apply. The proposal then distinguishes removal, retention, reinstatement and optional work.
How much does a make good cost?
There is no responsible standard figure without reviewing the tenancy and obligation. Cost depends on the amount of fitout to remove, services disconnection, waste access, base-building reinstatement, finishes, defects, work hours and programme pressure. Spacez develops an itemised scope and proposal so assumptions about retained work, service terminations and the final handback condition are visible. This is more useful than applying a rate to floor area alone.
How long does a commercial strip out take?
A small, clearly defined strip out may take days on site, while a larger tenancy with services, custom work, restricted access and reinstatement can take weeks. The total timeline also includes landlord agreement, approvals, service bookings, procurement and defects. Planning early creates more options and reduces the risk of compressed work or lease holdover. A site inspection and agreed handback date are needed for a reliable programme.
Who decides what must be removed?
The obligation comes from the lease, condition records and any later agreement between the tenant and landlord. Spacez can inspect and translate the agreed requirement into a construction scope, but it does not decide disputed legal obligations. Where the lease is unclear, the tenant should obtain appropriate advice and secure written agreement before authorising removal. That distinction protects the construction programme from unresolved lease interpretation.
Can some fitout be left for the next tenant?
Yes, if the landlord and relevant parties agree in writing. Retaining useful partitions, services or joinery can reduce waste and cost, but informal assumptions create handover risk. The retained items, condition and responsibility should be documented and reflected in the builder’s scope so the completed tenancy matches the agreed outcome. Spacez can price the agreed retention option alongside complete removal where useful.
Frequently asked questions
Should we start before moving out?
Yes. Early inspection allows the scope, landlord agreement, service information and programme to be resolved before the final access period.
Can Spacez review a landlord make-good schedule?
Spacez can review it as a construction scope, identify interfaces and price the work. Legal interpretation should come from the appropriate adviser.
Do you remove data cabling and electrical work?
Required disconnection and removal can be coordinated with licensed electrical and communications contractors.
Can you work after hours?
Yes, where the building rules, access and scope make night or weekend work practical.
Do you manage waste removal?
Waste handling, bins, loading and lawful disposal can be included and documented in the proposal.
What if the landlord finds additional defects?
The agreed inspection and variation process is used to define responsibility and authorise additional work.
Can you coordinate the final inspection?
Spacez can attend construction-related inspections and close agreed items with the nominated representatives.
Does make good always mean a full strip out?
No. The required return condition may be full removal, selective reinstatement or a negotiated handover that retains useful elements.