Make good guide for Melbourne
When your lease ends, the space goes back.
Partitions removed. Walls patched. Floors restored. Ceilings reinstated. That's a make good—returning a commercial space to its original condition at lease end.
This guide covers what make good means, what's typically involved and what tenants, property managers and owners need to know before works begin.
What is a make good
A make good is the process of returning a commercial space to its original condition at the end of a lease. It's also called reinstatement or restoration. Your obligations are set out in your lease agreement—usually under 'make good clause' or 'reinstatement provisions.'
Unlike remediation works, which fix underlying building defects, make good addresses what the tenant changed during occupancy. Partitions installed, walls modified, floors replaced, services added—all of it needs to be removed or restored before handover.
The tenant is responsible for the work and the cost. The scope varies depending on what was done to the space and what the lease requires. A basic office strip-out looks different to a full warehouse restoration with racking removal and floor repairs. The key is understanding your obligations early—ideally months before your lease ends—so there's time to plan, quote and hand over on time.
Types of make good works
The most common make good projects in Melbourne commercial properties.
Strip out and demolition
Removal of tenant-installed partitions, fitouts, workstations and fixtures. The first step in most make good projects—clearing the space back to base building condition.
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Painting and wall restoration
Patching holes, repairing damage and repainting to a uniform finish. Professional painting ensures walls meet landlord handover standards and lease requirements.
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Ceilings and flooring
Replacement of damaged ceiling tiles, grid repairs and floor restoration. Includes carpet tile replacement, vinyl removal and concrete floor preparation.
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Warehouse make goods
Industrial and warehouse restoration including pallet racking removal, floor repairs, line marking and mezzanine dismantling. Different requirements to office spaces.
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Planning and compliance
Strategic planning, asbestos management and waste disposal. Understanding your lease obligations and coordinating works to meet handover deadlines.
Learn more →The make good process
Every project is different, but most follow the same sequence—from scope agreement through to handover.
- 1
Review and agree scope
Check your lease, understand your obligations, and confirm the scope with your owner or property manager in writing before work starts.
- 2
Strip out
Remove tenant-installed partitions, fixtures, signage, cabling, and any fitout elements not part of the base building.
- 3
Make good
Patch walls, repair floors, reinstate ceilings, restore services. Return everything to base building condition.
- 4
Final clean
Industrial cleaning to handover standard. Not maintenance clean—handover ready.
- 5
Documentation and handover
Provide compliance certificates, photos, and records. Coordinate final inspection and hand back the keys.
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