A commercial make-good is the process of returning a leased commercial property to the condition required under the lease agreement before it is handed back to the landlord. Depending on the lease obligations, this may include removing tenant alterations, reinstating walls and ceilings, replacing flooring, repainting, removing signage, reinstating services and completing a final builder’s clean.

Commercial make-good works vary between properties and lease agreements. Some projects involve only cosmetic repairs, while others require a complete strip-out and reinstatement to base-building condition. Reviewing the lease obligations before commencing work helps ensure the scope is understood and reduces the risk of disputes at handover.

AFM manages commercial make-good projects across retail tenancies, office buildings, industrial facilities and shopping centres throughout Brisbane and South East Queensland, coordinating the project from initial inspection through to documented handover.

Tenancy reinstatement involves restoring a leased commercial property so it is suitable for handover to the landlord or occupation by a new tenant. The required works vary depending on the lease agreement, condition report and the alterations made during the tenancy.

Typical reinstatement works may include removing internal partitions, reinstating walls and ceilings, repairing damaged surfaces, replacing flooring, repainting, removing signage and restoring building services.

Rather than coordinating multiple contractors, AFM manages tenancy reinstatement under one scope of works, helping property managers achieve a smooth and documented handover.

Base-building condition generally describes the original condition of the premises before the tenant installed their own fit-out or made alterations. This often includes the original walls, ceilings, flooring, services and finishes provided by the landlord.

Many commercial leases require outgoing tenants to reinstate the premises to base-building condition before handover. The specific requirements vary between leases, making it important to review the lease documentation before commencing any make-good works.

AFM reviews project scopes carefully to ensure reinstatement works align with the lease obligations and reduce the risk of disputes during handover.

Every commercial lease is different, and responsibility for make-good works should always be determined by the terms of the lease agreement. In many Queensland commercial leases, the outgoing tenant is responsible for returning the premises to the condition specified within the lease before handover.

The required works can vary considerably depending on the property, the tenant’s fit-out and the negotiated lease conditions. For this reason, it is important to review the lease documentation before preparing quotations or scheduling works.

AFM works closely with property managers, landlords and tenants to inspect the premises, understand the required scope and provide practical, transparent quotations based on the agreed project requirements.

A make-good clause defines the standard the property must be returned to when a commercial lease comes to an end. Every lease is different, so the required works should always be based on the specific obligations contained within the lease agreement rather than assumptions or previous projects.

Depending on the lease, a make-good clause may require the removal of tenant alterations, reinstatement of walls and ceilings, replacement of flooring, repainting, removal of signage, reinstatement of services and a final builders’ clean before handover.

AFM assists clients by reviewing the required scope, inspecting the tenancy and preparing practical, clearly defined quotations that align with the documented lease requirements.

Many commercial leases contain clauses requiring tenants to remove their fit-out or reinstate the premises before the lease ends. The extent of those obligations varies between lease agreements and should always be assessed on an individual basis.

Reinstatement may include removing internal partitions, signage, flooring, joinery, services or other tenant alterations before repairing and restoring the tenancy to the agreed condition.

Before commencing any make-good works, AFM recommends confirming the required scope with the relevant lease documentation, property manager or client representative to ensure the project aligns with the agreed handover requirements.

Commercial lease agreements generally outline the condition a tenancy must be returned to at the end of the lease. If the required make-good works are not completed, the consequences will depend on the wording of the lease agreement and the circumstances of the tenancy.

Incomplete make-good works can delay landlord inspections, postpone incoming tenants, increase vacancy periods and create unnecessary disputes between the parties involved. Leaving the scope unresolved can also result in additional costs and project delays.

AFM recommends reviewing the lease obligations early, inspecting the property well before lease expiry and developing a clear scope of works to help achieve a smooth, documented and on-time handover.

There is no standard timeframe for commercial make-good works because every tenancy is different. The duration depends on the size of the premises, the complexity of the required works, material lead times, building access and the project programme.

Smaller commercial tenancies requiring painting, minor repairs and flooring replacement may be completed within several working days. Larger office, retail or industrial make-good projects involving demolition, reinstatement and multiple stages of work may require several weeks.

AFM prepares a detailed programme before work begins and coordinates the project around agreed lease handover dates wherever possible. Our goal is to provide a well-managed project with clear communication, documented progress and an organised handover process.

Practical completion is a construction industry term used when a project has reached the point where it can reasonably be occupied or used for its intended purpose. While minor defects or touch-ups may remain, these items do not prevent the property from functioning as intended.

For commercial make-good and reinstatement projects, practical completion generally means the agreed scope has been delivered and the property is ready for landlord inspection, incoming tenant occupation or insurance assessment.

AFM documents project completion with photographs and clear communication, helping clients confidently progress to final handover.

AFM services commercial clients across Brisbane and the wider South East Queensland region, including Moreton Bay, Redcliffe, North Lakes, Caboolture, Ipswich, Logan, the Sunshine Coast and surrounding commercial centres.

We work with commercial property managers, landlords, body corporates, facilities managers, insurers, retail centres, industrial facilities, offices, education providers and government organisations, providing both reactive maintenance and planned project works.

Whether you require a commercial make-good, tenancy reinstatement, insurance repairs or ongoing building maintenance, our team can inspect the property, prepare a clear scope of works and coordinate the project from initial quotation through to documented handover.

Aqua Facilities Maintenance is a QBCC-licensed commercial contractor providing building maintenance, commercial make-good works, tenancy reinstatement, insurance reinstatement and associated construction services throughout South East Queensland.

Our projects are completed in accordance with applicable Queensland building requirements and supported by appropriate insurances, documented reporting and clear communication throughout every stage of the project.

Clients engage AFM because they want more than trades attending site—they want one accountable contractor managing the works professionally, coordinating the project efficiently and delivering a tenancy that is ready for landlord inspection, incoming occupation or insurance sign-off.