Commercial Painting Melbourne: Flawless Finishes for Your Make Good
When it comes to vacating a commercial property in Melbourne, the condition of the paintwork plays a crucial role in fulfilling your end-of-lease obligations. A fresh coat of paint isn't just about aesthetics; it's a fundamental requirement of many lease agreements, ensuring the property is returned in a clean, well-maintained state. At Make Good Melbourne, we specialise in professional commercial painting Melbourne services, tailored specifically for end-of-lease make goods, office repainting, and revitalising warehouse spaces.
Whether you're a tenant preparing to hand back office space in the CBD, a warehouse operator in the western suburbs, or a retail business completing a lease in a shopping precinct, understanding what's involved in commercial painting for make goods can save you significant time, money, and stress. This comprehensive guide covers everything you need to know about commercial painting requirements, processes, costs, and how to ensure your property meets landlord expectations.
Understanding Make Good Painting Requirements in Melbourne
What Does Your Lease Actually Require?
Before picking up a paintbrush or calling contractors, the first step is understanding exactly what your lease requires. Commercial leases in Victoria typically contain a "make good" or "reinstatement" clause that specifies how the property must be returned at the end of the tenancy.
Common Lease Painting Requirements:
* Return to Original Condition: The most common requirement—repainting all surfaces to match the condition documented in your ingoing condition report. * Return to Base Building: Stripping back to the original landlord specification, which may mean removing feature walls, branded colours, or custom finishes. * Neutral Repaint: Some leases specify repainting in a neutral palette (typically white or off-white) regardless of original colours. * Fair Wear and Tear Allowance: Some leases acknowledge that minor deterioration is acceptable, though definitions vary widely.
Critical Documents to Review:
* Your original lease agreement and any amendments * The ingoing condition report with photographs * Any correspondence with your landlord about approved modifications * Building management guidelines or strata requirements
If your ingoing condition report is vague or missing photographs, you may have more negotiating room—but you may also face disputes. We always recommend tenants document their property thoroughly from day one.
Fair Wear and Tear: What Landlords Can and Cannot Claim
Understanding fair wear and tear is crucial for protecting your bond. Under Victorian commercial property law, landlords cannot charge tenants for deterioration that results from normal, reasonable use of the property.
Examples of Fair Wear and Tear (Landlord Responsibility):
* Minor scuff marks in high-traffic areas like corridors * Slight fading of paint from natural light exposure over several years * Small nail holes from hanging pictures (within reason) * Hairline cracks from building settlement * Gradual dulling of paint sheen in well-used areas
Examples of Tenant Damage (Your Responsibility):
* Significant marks, gouges, or scratches from furniture or equipment * Staining from spills, adhesives, or mounting tapes * Damage from removing fixtures, signage, or heavy items * Mould or mildew resulting from inadequate ventilation or cleaning * Unauthorised colour changes or feature walls * Holes from heavy fixtures without landlord approval
Pro Tip: Take dated photographs of your property every 6-12 months during your tenancy. This documentation can be invaluable if disputes arise about when damage occurred or whether it constitutes fair wear.
The Hidden Costs of DIY Commercial Painting
Many tenants consider handling painting themselves to save money. While this might work for a small office with minimal requirements, DIY commercial painting often costs more in the long run.
Time Costs:
* Commercial spaces are larger and more complex than residential properties * Proper preparation (cleaning, sanding, filling, priming) takes longer than most expect * Working around business operations or after hours extends timelines significantly * Mistakes require rework, extending the project further
Quality Risks:
* Inconsistent coverage leading to visible roller marks or brush strokes * Incorrect paint types that do not meet commercial durability standards * Poor edge work around fixtures, windows, and ceiling lines * Inadequate surface preparation leading to peeling or bubbling within months * Colour matching failures when touching up existing surfaces
Compliance Issues:
* Using paints that do not meet building code requirements (fire ratings, VOC limits) * Failing to properly ventilate during application * Not meeting landlord specified paint brands or finish types * Incomplete coverage that fails final inspection
The Real Cost:
We have seen tenants spend weekends attempting DIY painting, only to have the landlord reject the work and require professional remediation. The total cost—including their time, materials, and then paying professionals to fix and complete the job—often exceeds what professional painting would have cost initially.
Why Professional Commercial Painting is Essential for Your Make Good
Returning a commercial property to its original condition or to a specified standard can be a complex process. Often, after years of operation, walls can show wear and tear, scuffs, marks, and fading. Attempting a DIY paint job not only consumes valuable time but can also lead to an unprofessional finish that might not meet your landlord expectations, potentially jeopardising your bond return. This is where a dedicated make good painter Melbourne becomes indispensable.
Our team understands the specific requirements and high standards demanded by commercial landlords and property managers across Melbourne. We provide a seamless, efficient, and high-quality painting service that ensures your property meets — and often exceeds — those expectations.
The Professional Advantage
Speed and Efficiency:
Professional commercial painters complete projects in a fraction of the time it would take inexperienced painters. Our teams work systematically through spaces, with proper equipment and techniques that maximise coverage per hour. What might take a DIY approach two weekends to complete, we can often finish in two days.
Quality Assurance:
We guarantee our work meets commercial standards. This means consistent coverage, clean lines, proper preparation, and finishes that will pass even the most demanding landlord inspection. If there are any issues, we address them immediately—there is no back-and-forth about whose responsibility it is.
Compliance and Documentation:
We provide detailed documentation of work completed, including paint specifications, photographs, and completion certificates. This paperwork is invaluable during final inspections and bond negotiations.
Our Comprehensive Commercial Painting Services in Melbourne
Make Good Melbourne offers a full suite of commercial painting services designed to cover every aspect of your make good requirements. Our expertise extends to a variety of commercial environments, ensuring a perfect finish every time.
Office Repainting Make Good Specialists
The office environment often experiences significant wear and tear, from scuffed hallways to marked office walls. Our office repainting make good service is meticulously planned and executed to minimise disruption and deliver a pristine finish. We handle:
* Wall and Ceiling Repainting: Repairing minor drywall damage, filling holes, and providing a fresh, uniform coat. * Feature Walls: Restoring unique design elements to their original state or a neutral alternative. * Door and Trim Painting: Ensuring all architectural details are clean and presentable. * Low Volatile Organic Compound (VOC) Paints: Utilising eco-friendly options for improved indoor air quality, which is often a requirement in modern commercial leases.
Our team works efficiently to get your office space ready for handover, allowing you to focus on your next business venture.
Common Office Painting Challenges We Solve:
* Boardroom and Meeting Room Refresh: These high-visibility spaces often need extra attention due to frequent use. * Kitchen and Breakroom Areas: Grease, steam, and food residue require thorough cleaning and appropriate paint types. * Reception Areas: First impressions matter—we ensure these spaces look immaculate. * Server Room and IT Areas: Careful work around sensitive equipment with dust-free techniques.
End of Lease Painting Melbourne: Meeting Your Obligations
Navigating the intricacies of an end-of-lease agreement can be daunting. Our end of lease painting Melbourne service is specifically designed to alleviate this stress. We work closely with tenants, landlords, and property managers to understand the precise specifications of your make good clause. This includes:
* Condition Reports: Addressing specific areas highlighted in pre-vacation inspections. * Colour Matching: Ensuring new paint seamlessly blends with existing colours or applying a complete re-paint in a landlord-specified neutral palette. * Damage Repair: Prioritising the repair of any chips, cracks, or holes before painting to achieve a smooth, unblemished surface. * Protective Measures: Thoroughly preparing the site by covering floors, furniture (if applicable), and fixtures to prevent any accidental paint splashes.
Our End of Lease Process:
1. Lease Review: We review your make good clause to understand exact requirements. 2. Site Inspection: Thorough assessment against your ingoing condition report. 3. Scope Agreement: Clear documentation of what is included, avoiding surprises. 4. Execution: Professional painting to agreed specifications. 5. Inspection Support: We can attend final inspections to address any concerns immediately.
Warehouse Painting and Floor Preparation
Warehouses present unique challenges due to their size, height, and often industrial nature. Our commercial painting services extend to these large-scale environments, focusing on durability and practicality. We can assist with:
* High-Access Painting: Utilising appropriate equipment for high ceilings and walls. * Concrete Wall Painting: Applying hard-wearing paints suitable for industrial settings. * Line Marking Restoration Prep: While we offer [Line Marking Restoration](/services/line-marking-restoration), preparing the floor surface with a suitable paint base is often the first critical step. * Protection for Existing Structures: Carefully painting around machinery, racking, and other fixed assets, or we can assist with [Pallet Racking Removal and Relocation](/services/pallet-racking-removal-relocation) if required prior to painting.
Warehouse-Specific Considerations:
* Safety Requirements: Working at height requires proper equipment and trained personnel. * Ventilation: Large spaces need adequate airflow during painting to ensure proper drying and worker safety. * Durability: Industrial paints that withstand forklift traffic, chemical exposure, and heavy use. * Minimal Downtime: Coordinating work to minimise impact on operations if you are still trading.
Specialised Finishing for Commercial Spaces
Beyond standard wall painting, we offer specialised finishes to meet particular needs:
* Anti-Graffiti Coatings: For properties in high-traffic or urban areas, providing easier clean-up of vandalism. * Fire-Retardant Paints: Meeting specific building code requirements for certain commercial or industrial premises. * Waterproof and Mould-Resistant Finishes: Essential for kitchens, bathrooms, and basements within commercial buildings, complementing our [Waterproofing Membrane & Leak Repairs](/services/waterproofing-membrane-leak-repairs) services. * Epoxy and Polyurethane Coatings: For floors and surfaces requiring exceptional durability. * Textured Finishes: Matching existing decorative treatments or removing them as required.
Retail and Hospitality Painting
Retail and hospitality venues have unique requirements:
* Brand Removal: Removing corporate colours and branded elements. * High-Traffic Durability: Paints that withstand constant customer contact. * Food-Safe Coatings: For restaurants, cafes, and food preparation areas. * Aesthetic Standards: Retail spaces often require higher finish quality than industrial premises.
The Make Good Melbourne Approach to Commercial Painting
Our process is designed for efficiency and minimal disruption, recognising that your time is valuable, especially during a complex make good process.
Step 1: Site Inspection and Scope Assessment
We begin with a thorough assessment of your commercial property. This allows us to understand the extent of the painting required, identify any surface preparation needs, and develop an accurate quotation. We work closely with you to ensure the scope aligns with your lease obligations.
What We Look For:
* Condition of existing paintwork (peeling, fading, damage) * Surface types and appropriate paint systems * Areas requiring repair before painting * Access requirements and equipment needs * Lease specifications and landlord expectations
Step 2: Detailed Quotation and Scheduling
Following the inspection, you will receive a transparent, itemised quotation. Once approved, we will work with you to schedule the works at a time that causes the least disruption to your operations or handover timeline.
Our Quotations Include:
* Detailed scope of works by area * Paint specifications (brand, type, finish, colour) * Surface preparation requirements * Timeline and key milestones * Fixed pricing with no hidden extras
Step 3: Surface Preparation
This is where the magic happens. Proper surface preparation is key to a lasting, professional finish. This includes:
* Cleaning: Removing dust, grease, and grime. * Sanding and Scraping: Smoothing rough patches and removing loose or peeling paint. * Filling and Patching: Repairing holes, cracks, and imperfections in walls and ceilings. * Priming: Applying undercoats where necessary for optimal paint adhesion and uniform colour.
Why Preparation Matters:
Skipping or rushing preparation is the most common cause of paint failure. Paint applied over dirty, greasy, or unstable surfaces will peel, bubble, or flake—often within months. Proper preparation takes time but ensures a durable, professional result that will pass inspection and last.
Step 4: Professional Application
Our experienced painters use high-quality paints and professional techniques to ensure a flawless, even finish across all surfaces. We pay meticulous attention to detail, from clean cut-in lines to consistent coverage.
Our Application Standards:
* Multiple coats as required for complete, even coverage * Proper drying time between coats * Clean cutting-in around edges, fixtures, and trim * Consistent finish without visible roller marks or brush strokes * Protection of adjacent surfaces, floors, and fixtures
Step 5: Final Inspection and Clean-Up
Upon completion, we conduct a thorough final inspection to ensure every aspect meets our stringent quality standards and your requirements. We then leave the site clean and ready for handover, removing all equipment and debris.
Our Handover Process:
* Walk-through inspection with you or your representative * Touch-ups for any areas not meeting standard * Complete site clean-up * Removal of all materials and equipment * Handover documentation including paint specifications
Commercial Painting Cost Guide: What to Expect in Melbourne
Understanding commercial painting costs helps you budget accurately and evaluate quotes. Pricing varies based on numerous factors, but here is a general guide for Melbourne in 2025.
Factors Affecting Commercial Painting Costs
1. Size and Complexity:
Larger spaces cost more overall but often have a lower per-square-metre rate due to efficiencies of scale. Complex layouts with many rooms, corridors, or architectural features take longer than open-plan spaces.
2. Surface Condition:
Properties requiring extensive preparation (filling, sanding, priming) cost more than those in good condition. Damaged or neglected surfaces may need repairs before painting can begin.
3. Access Requirements:
Standard ceiling heights (2.7-3m) are straightforward. Higher ceilings, mezzanines, or difficult access areas require scaffolding, scissor lifts, or other equipment that adds cost.
4. Paint Specifications:
Standard commercial paints are cost-effective. Specialty coatings (fire-retardant, anti-graffiti, food-safe) cost significantly more. Some landlords specify particular brands that may affect pricing.
5. Timing and Urgency:
Standard scheduling allows for competitive pricing. Rush jobs requiring after-hours work, weekend shifts, or compressed timelines typically carry premium rates.
Typical Price Ranges (Melbourne 2025)
| Property Type | Size | Typical Range | |---------------|------|---------------| | Small Office | 50-100m² | $1,500 - $4,000 | | Medium Office | 100-300m² | $4,000 - $12,000 | | Large Office | 300-500m² | $12,000 - $25,000 | | Small Warehouse | 200-500m² | $3,000 - $8,000 | | Medium Warehouse | 500-1,500m² | $8,000 - $25,000 | | Large Warehouse | 1,500m²+ | $25,000 - $60,000+ | | Retail Space | 50-200m² | $2,000 - $10,000 |
Note: These are indicative ranges only. Actual costs depend on specific conditions, requirements, and scope.
Getting Accurate Quotes
To ensure you receive accurate, comparable quotes:
* Provide access to your lease make good clause * Share your ingoing condition report * Allow thorough site inspections * Be specific about landlord requirements * Ask about inclusions (preparation, repairs, clean-up) * Confirm whether quotes are fixed price or estimates
Why Choose Make Good Melbourne for Your Commercial Painting Needs?
* Specialised in Make Goods: We understand the nuances of commercial property handovers and what landlords expect. * Experienced Commercial Painters: Our team has extensive experience across offices, retail spaces, warehouses, and industrial facilities. * Quality Materials: We use only premium, durable paints suitable for commercial environments. * Efficient and Reliable: We respect your deadlines and work to minimise disruption. * Comprehensive Service: From initial assessment to final clean-up, we handle the entire painting process. * Integrated Services: As part of our wider make good offerings, we can seamlessly combine painting with other services like [Commercial Make Good Cleaning](/services/make-good-cleaning) or [Ceiling Tile Replacement](/services/ceiling-tile-replacement) for a complete handover solution.
Our Commitment to Quality
We stand behind our work with a quality guarantee. If any aspect of our painting does not meet agreed specifications or fails to pass landlord inspection due to our workmanship, we will return to rectify it at no additional cost.
Integrated Make Good Solutions
Commercial painting is often just one component of a comprehensive make good. We offer a full range of services that can be coordinated together for a seamless handover:
* [Make Good Cleaning](/services/make-good-cleaning): Professional deep cleaning to complement freshly painted surfaces. * [Ceiling Tile Replacement](/services/ceiling-tile-replacement): Replacing damaged or stained ceiling tiles. * [Epoxy Flooring](/services/epoxy-flooring): Floor coatings and restoration. * [Pallet Racking Removal](/services/pallet-racking-removal-relocation): Dismantling and removing warehouse infrastructure. * [Structural Remediation](/services/structural-remediation): Addressing concrete cancer, cracks, and structural issues.
By handling multiple services, we can coordinate work efficiently, reduce overall timelines, and provide a single point of accountability for your entire make good project.
Areas We Serve
Our commercial painting services extend throughout Melbourne and its surrounding suburbs, including major industrial and commercial hubs. We operate across the Melbourne CBD, inner suburbs, and outer metropolitan areas, providing consistent quality wherever your commercial property is located.
Key Areas We Service:
* Melbourne CBD and Surrounds: Southbank, Docklands, East Melbourne, Carlton * Inner North: Fitzroy, Collingwood, Brunswick, Preston * Inner South: South Melbourne, Port Melbourne, Albert Park, St Kilda * Inner East: Richmond, Hawthorn, Camberwell, Box Hill * Inner West: Footscray, Yarraville, Maribyrnong * South-East Industrial: Dandenong, Springvale, Clayton, Moorabbin * West Industrial: Laverton, Truganina, Derrimut, Sunshine * North Industrial: Campbellfield, Somerton, Thomastown, Epping
Planning Your Commercial Painting Project
Timeline Considerations
Start Early:
We recommend beginning your make good planning at least 3-4 months before your lease ends. This allows time for:
* Lease review and scope clarification * Obtaining multiple quotes * Scheduling work at optimal times * Buffer for unexpected issues
Typical Project Durations:
* Small office (under 100m²): 1-2 days * Medium office (100-300m²): 2-5 days * Large office (300m²+): 1-2 weeks * Warehouse spaces: 3-10 days depending on size and complexity
Coordination with Other Works:
If your make good includes multiple trades (cleaning, flooring, electrical), painting typically happens after removals and repairs but before final cleaning. We coordinate with other contractors to ensure efficient sequencing.
Preparing Your Space
To ensure painting proceeds smoothly:
* Remove all furniture, equipment, and personal items * Clear items from walls (artwork, signage, fixtures) * Ensure power and water access for contractors * Provide access during agreed working hours * Communicate any building access restrictions or requirements
Frequently Asked Questions
How long does commercial painting take?
Project duration depends on size, condition, and scope. A typical office of 200m² in reasonable condition can be completed in 3-4 days. Larger or more complex projects may take 1-2 weeks.
Do I need to move out before painting?
For best results, yes. Empty spaces allow faster, more thorough work. If you are still operating, we can sometimes work after hours or in sections, but this extends timelines and may increase costs.
Can you match existing paint colours?
Yes. We use professional colour-matching technology to replicate existing colours accurately. We can also work with landlord-specified colour palettes.
What happens if the landlord rejects the painting?
If rejection is due to our workmanship not meeting agreed specifications, we will rectify it at no additional cost. If rejection is due to scope disputes or changing requirements, additional work may be quoted separately.
Do you provide warranties?
We guarantee our workmanship against defects. Paint manufacturer warranties also apply to the products we use.
Can you work on weekends or after hours?
Yes, we offer flexible scheduling including weekends and after-hours work to accommodate your needs and building requirements. Premium rates may apply.
Contact Make Good Melbourne Today
Ready to ensure your commercial property is returned in pristine condition? Contact Make Good Melbourne today for a free, no-obligation quote on your commercial painting requirements. Let us help you achieve a flawless finish that satisfies your landlord and protects your bond.
Whether it is an office refurbishment, an end-of-lease repaint, or comprehensive warehouse preparation, our professional team is here to deliver exceptional results, on time and within budget.
Get in touch:
* Call us for an obligation-free discussion about your project * Request a site inspection and detailed quotation * Ask about our integrated make good packages
Do not leave your bond at risk with substandard painting. Trust Melbourne make good specialists to deliver professional results that meet landlord expectations and protect your interests.