Office strip-out and make good work returns a leased space to its base building condition before lease expiry. The make good clause in the lease sets the scope of works required before handover. Strip-out scope covers partition removal, services decommissioning and surface repair across the tenancy. 

Work needs to start weeks before the termination date to protect the security bond. A joint inspection with the landlord confirms the space meets handover condition.

Confirm Your Make Good Obligation First

The make good clause in the lease determines the scope of works required before handover.

Read the make good clause before booking any contractor. Some leases require full reinstatement to base building condition. Other leases allow selective retention of tenant improvements with landlord agreement. Confirm this distinction in writing before scope is priced.

Scope of Works in an Office Strip-Out

An office strip-out removes tenant-installed partitions, joinery and services back to base building standard.

Demolition and Partition Removal

Partition removal covers glass and plasterboard walls, custom joinery and fixed furniture installed during the tenancy. Soft furnishings and non-structural fitout elements are cleared at the same stage.

Services Reinstatement

Data cabling, supplementary HVAC units and non-standard lighting or power points are decommissioned back to base configuration. Fire services and electrical systems are checked against base building drawings before reinstatement is confirmed complete.

Surface Repairs and Refurbishment

Core holes are patched, wall damage is repaired and surfaces are repainted to base building finish. Old carpet or vinyl flooring is removed and replaced where the make good clause requires it. Larger surface or structural repairs sit closer to a refurbishment scope than a strip-out. Our commercial refurbishment service covers that heavier work where required.

Timeline: When to Start Before Lease Expiry

Make good work needs to start weeks before the lease termination date, not after it.

• 8 to 10 weeks before expiry: review the make good clause and confirm scope with the landlord.
• 6 to 8 weeks before expiry: obtain quotes and lock in a contractor.
• 2 to 4 weeks before expiry: complete strip-out, reinstatement and surface repairs.
• Final week: schedule the joint inspection ahead of the termination date.

Landlord Sign-Off and Bond Release

A joint final inspection with the landlord confirms the space meets handover condition before the security bond is released.

Arrange the inspection date directly with the landlord or managing agent. Document the space with photos on the inspection date, not before. Request written clearance confirming the make good obligation is satisfied.

When Make Good Scope Uncovers Bigger Issues

Make good work sometimes uncovers existing defects or non-compliant works from an earlier fit-out, and this changes the scope beyond a standard strip-out.

Non-Compliant Existing Works

A previous tenant’s fit-out work is not always compliant with current building code. Non-compliant services or structural changes found during strip-out need rectification before handover is possible. Our breakdown of distressed construction project recovery covers how we manage projects that uncover this kind of scope change mid-works.

Coordinating Complex Make Good Scope

Larger tenancies or multi-trade make good work benefit from single-point project oversight rather than separate trade bookings. Our construction management service coordinates strip-out, reinstatement and refurbishment trades under one program when scope extends beyond a standard defit.

Common Mistakes That Delay Handover

Most make good delays come from starting the process too close to the termination date.

Booking a contractor after the lease notice period leaves no buffer for delays. Skipping the lease clause review before scoping work risks under-quoting the job. Missing the landlord sign-off step leaves the bond release unresolved after handover.

Make Good Before Lease Expiry

Starting make good work early, confirming scope against the lease clause and securing landlord sign-off protects the bond and the handover date.

Tau Constructions delivers office strip-out and make good work as part of our licensed construction management capability, not as a standalone defit crew. Our end of lease make good service outlines how we manage strip-out, reinstatement and handover for Sydney tenancies.

Frequently Asked Questions

What is included in an office make good? 

An office make good includes partition removal, services decommissioning, surface repair and waste disposal. The space returns to base building condition as defined in the lease.

How long does an office strip-out take? 

A standard office strip-out takes one to three weeks depending on tenancy size and scope. Works that uncover non-compliant prior fit-out extend this timeline.

Who is responsible for make good costs? 

The make good clause in the lease sets responsibility for cost. This is typically the outgoing tenant unless the lease states otherwise.