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Doors are the parts of a commercial office partition layout most likely to be wrong the second time around. A room that was a quiet manager’s office in year one becomes a shared meeting room in year three, and the door that swung inward across a desk now swings inward across a table people have […]
Most tenants planning a defit think carefully about the partitions, the ceilings and the services, and then underestimate the signage. The reception logo, the wayfinding panels above the meeting-room doors, the vinyl applied to the glass partitions, the printed posters in the break-out area, the fire-exit graphics that were overlaid with branded versions, the directory […]
A twelve- to twenty-four-month lease extension sits in an awkward commercial space. The tenant is staying, but not long enough to commit to a full re-fitout. The landlord is keeping the rent, but for a period too short to drive much concession. The existing fitout is usually tired but not broken. The decision the tenant […]
Giving back part of a commercial tenancy mid-lease is one of the more commercially useful options tenants have when headcount has shifted and the floor they signed for is no longer the floor they need. It is also one of the more delicate. The decision sits at the intersection of lease law, make good obligation, […]
Between tenants, the plasterboard partitions that divide a Sydney commercial office are often in better shape than they look. The studs are straight, the top and bottom tracks are still sound, the services behind the wall have not shifted, and the only real problem is that the wall surface carries five or seven years of […]
Where a tenant has surrendered part of a multi-floor Sydney commercial tenancy and is keeping the other part for the rest of the lease, the make good on the surrendered floor has to run while the team is still operating on the floor that stays. That is a different problem from a full lease exit. […]
The handover pack a property manager receives at the end of a tenant’s defit is the document that closes one lease and opens the next. It records what scope was actually executed, what condition the tenancy is in on the day the works completed, what items remain outstanding, and what the next tenant will inherit […]
The photographs and notes you take in the first week of a commercial tenancy set the ceiling on what can reasonably be charged to you at lease end. That is how make good tends to play out in a Sydney commercial office. Years later, when the space is being assessed for defit and reinstatement, the […]
A commercial office defit in Sydney typically runs between one and four weeks for the physical works. Small tenancies under 200 sqm usually complete in a few days, mid-size tenancies in the 200 to 1,000 sqm band sit at one to two weeks on site, and full-floor strip-outs above 1,000 sqm often stretch to four […]
Most tenants focus on the make good clause in their lease and assume the scope of the work is written there. In practice, the clause sets the principle; the scope is set by a separate document that lands closer to lease end: the dilapidation schedule. That document, and the way it is worded, does more […]
Full repaint or spot patch is one of the larger single decisions inside a commercial office make good, and the answer is rarely in the lease. A lease that asks for the premises to be returned in good condition could be discharged either way depending on the state of the walls, the landlord’s plans for […]
The make good sign-off is the moment a commercial tenancy formally ends and a tenant’s obligations close out. It is a separate event from defit completion, and understanding the difference saves a lot of money at a stage where money is already tight. The defit is when the works get done. Sign-off is when the […]
Carpet and flooring reinstatement at make good usually goes one of three ways. Full replacement is the right call when the lease specifies it, when the existing carpet is materially worse than the recorded condition at lease commencement, or when the landlord has signalled that the next tenant will be marketed against a refreshed floor. […]
The default rule on cabling at lease end is straightforward in concept: anything the tenant installed has to come out, and anything the base building provided stays. Data cabling run by the tenant for their fitout is removed back to the riser. Power circuits added during the tenancy are decommissioned and the wiring is pulled. […]
HVAC reinstatement at make good is the part of the mechanical scope that puts the floor’s air-conditioning, ventilation and supplementary cooling back to the condition the lease and condition report describe. Diffusers added during the tenancy come out and the ductwork is capped or removed. VAV boxes installed for the tenant’s zoning are decommissioned. Supplementary […]
Replacing a suspended ceiling above a working office is a sequenced operation rather than a single job. The floor is divided into zones, the work is scheduled to release one zone at a time while the rest stays operational, the services in the void are isolated and reinstated as the new grid goes in, and […]
The strip-out at the end of a commercial office lease is the phase where damage to the building happens fastest and costs the most to argue about later. Partitions come down in hours, demolition crews move through corridors with trolleys and debris, and the fabric that belongs to the landlord, the lift lobbies, the common […]
A typical commercial office make good in Sydney lands somewhere between $80 and $250 per square metre, with most projects clustering around $120 to $180. The range is wider than tenants expect because make good is not one trade; it is a bundle of six or seven line items, each of which is driven by […]
The joint walk-through before make good works start is the single most useful meeting in the whole lease-end process for a commercial Sydney tenant, and it is the one tenants most often skip. Scheduled thirty to sixty days before the programmed exit date, it turns make good from a scope the tenant guesses at into […]
Temporary make good is the quiet middle ground of lease-end negotiation in commercial Sydney offices. Instead of stripping a tenancy back to base-building condition at the cost of weeks of works and a material six-figure line item, the outgoing tenant and the landlord agree to a reduced scope that leaves most of the fitout in […]
A Sydney commercial office lease ends on the day the lease document says it ends, and the tenant is expected to hand the premises back in the condition the lease requires. For an office manager coordinating the exit, the problem is not what make good means in the abstract. It is what needs to happen […]
For most Sydney commercial tenants, a lease renewal is the moment when refurbishment becomes a real option rather than a hypothetical one. The premises are familiar, the team has settled patterns, the cost of moving is high, and the landlord is usually willing to talk about an incentive that funds at least part of the […]
At the end of a Sydney commercial lease, the office kitchen is one of the rooms where tenants lose money unnecessarily. The make good scope for a tenant-installed kitchen often sits in a blurry zone between the lease wording, the original condition report, and whatever the landlord decides at inspection. A clean scope built before […]
Strip-out looks like the simplest phase of an office lifecycle. A crew arrives, walls come out, ceilings come down, rubbish leaves the building, the floor is handed back. In the order we write it, that sequence is correct. In the order it plays out on site, it is rarely that clean. Strip-out is the phase […]