What is a Make Good?
Your Complete Guide to Commercial Lease Obligations
Understanding your make good requirements is essential for every commercial tenant. This guide explains everything you need to know about make good clauses, costs, and processes.
Make Good Definition
A make good (also known as "reinstatement" or "restoration") refers to the process of returning a commercial property to its original condition when your lease ends. This obligation is typically outlined in your commercial lease agreement under the "make good clause" or "reinstatement provisions."
For Offices
Removing partitions, restoring walls and ceilings, replacing carpet tiles, and returning the space to base building condition.
For Warehouses
Pallet racking removal, floor repairs and line marking restoration, office strip-outs, and industrial cleaning.
What Does a Make Good Typically Include?
Demolition & Removal
- Removal of tenant-installed partitions and walls
- Stripping out office fitouts and workstations
- Removal of signage and branding
- Pallet racking dismantling (warehouses)
- Fixture and fitting removal
Restoration Works
- Patching holes and repairing walls
- Repainting to uniform finish
- Ceiling tile replacement
- Floor restoration or replacement
- Base building services restoration
Electrical & Services
- Make safe and isolation of circuits
- Removal of data and communications cabling
- Testing and certification of systems
- Mechanical services termination
Final Works
- Detailed cleaning to handover standard
- Documentation and photography
- Compliance certificates
- Landlord inspection coordination
Understanding Your Make Good Clause
Review Your Lease Early
Your make good obligations are defined in your lease agreement. Review this document when you first sign—and again 6 months before lease end. Look for sections titled "Make Good," "Reinstatement," "Restoration," or "Yield Up."
Tenant vs Landlord Responsibilities
In most commercial leases, the tenant is responsible for all make good costs. However, terms can often be negotiated—especially if the landlord plans to renovate or if certain fitout elements add value to the property.
Common Pitfalls to Avoid
- • Waiting too long – Start planning 3-6 months before lease end
- • Not documenting condition – Take photos at lease start and end
- • Assuming scope – Always confirm requirements with your landlord in writing
- • DIY approach – Professional contractors understand landlord expectations
Make Good Costs in Melbourne
Standard Make Good
$100 - $200
per square metre
- • General cleaning
- • Minor repairs and patching
- • Touch-up painting
- • Carpet cleaning
Full Reinstatement
$250 - $350+
per square metre
- • Complete strip-out
- • Wall and ceiling restoration
- • Floor replacement
- • Services reinstatement
Actual costs depend on your specific lease terms, the condition of the premises, and the extent of modifications made during your tenancy.Contact us for a free, no-obligation quote.
Recommended Make Good Timeline
For a detailed breakdown of each step, see our full process guide.
Start Planning
Review your lease, understand your obligations, and conduct a preliminary site inspection. Get initial quotes from make good providers.
Finalise Scope
Agree on the scope of works with your landlord. Appoint your make good contractor and schedule works around your move-out date.
Complete Works
Execute all make good works according to the agreed scope. Allow time for any defect rectification.
Final Inspection
Conduct internal inspection, address any remaining items, and prepare handover documentation.
Handover
Final landlord inspection, key handover, and bond release.
Make Good vs Make Safe: What's the Difference?
Make Good
- • End-of-lease restoration works
- • Planned process with timeline
- • Returns space to original condition
- • Required by lease agreement
- • Typically 2-8 weeks to complete
Make Safe
- • Emergency or urgent works
- • Rapid response required
- • Eliminates immediate hazards
- • Required after damage/incidents
- • Completed as quickly as possible
Need Help With Your Make Good?
We provide free, no-obligation quotes and can guide you through the entire process. From lease review to final handover, we make your make good simple.