Office Make-Good in NSW: Wall Holes, Signage, Stickers, Partitions & Painting
Sydney Office Clearance Team
Commercial Office Clearance Specialists
- •The commercial lease contract is the definitive legal document governing your make-good obligations in NSW.
- •Fair wear and tear provisions vary significantly and do not automatically exempt tenants from repairing wall penetrations or removing custom branding.
- •Physical office clearance should always occur before make-good trade work so surfaces can be inspected and repaired without obstruction.
- •Your team still has a business to run: Sydney Office Clearance manages the physical office exit, including agreed clearance, minor make-good patching/painting, and commercial exit cleaning, through one point of contact.
In NSW commercial leasing, the term "make-good" represents one of the most frequently discussed clauses at the conclusion of a commercial tenancy. While tenants often anticipate simply handing back the keys to an empty suite, landlords and property managers assess whether the premises have been restored to the contractual condition specified in the lease. Understanding how make-good clauses intersect with physical clearance helps tenants avoid costly end-of-lease surprises.
What Does "Make-Good" Mean in a Commercial Lease?
In commercial property law, a make-good clause (or reinstatement clause) outlines the tenant’s legal obligation to restore the leased premises to a specified baseline condition upon lease expiration or termination.
The exact scope of make-good varies widely depending on how the lease was negotiated. In some agreements, make-good requires returning the office to an absolute "base building" open-plan shell (stripping out all tenant-installed partitions, kitchens, and cabling). In other leases, it may simply require removing tenant chattels, repairing penetrations, repainting walls, and leaving the existing fitout in good working order.
Because commercial leases are legally binding contracts, the lease agreement itself, together with any initial condition reports, fitout consent deeds, or handover schedules, is the controlling legal authority.
Fair Wear and Tear vs. Reinstatement Requirements
Many commercial leases include a proviso that tenants are not liable for "fair wear and tear" arising from reasonable, everyday commercial use. However, the interpretation of fair wear and tear is a common source of disagreement.
Gradual, unpreventable deterioration (such as subtle carpet shading from sunlight or minor scuffs in high-traffic corridors) is often classified as fair wear and tear. Conversely, physical damage, wall penetrations, and tenant-added fixtures are rarely covered under fair wear and tear provisions.
For instance, drilling twenty heavy toggle bolts into plasterboard walls to mount large 75-inch screens or hanging company logo signage is considered an active tenant alteration that almost always requires remediation upon lease handback.
Common Physical Make-Good Items Tenants Encounter
During a commercial tenancy, numerous physical fixtures are installed across an office layout. Below are the most common items that require evaluation prior to handback:
- •Wall Anchor & Screw Holes: Screw penetrations from removed whiteboards, acoustic baffles, artwork, certificate frames, and TV wall mounts typically require plaster filling, sanding, and spot or full wall painting.
- •Reception & Exterior Signage: Acrylic 3D logos, illuminated signage boxes, and directional plaques must be carefully demounted, and the underlying mounting holes and wiring penetrations made good.
- •Vinyl Decals, Frosting & Stickers: Frosted privacy film, branded window vinyls, and door stickers often leave stubborn adhesive residue that requires professional adhesive removal without scratching glass.
- •Demountable Partitions: Plasterboard stud walls, aluminium-framed glass partitions, or meeting room enclosures added during the tenancy may require partial or total removal.
- •Painting & Surface Re-coating: Many commercial leases mandate repainting all painted surfaces in a specified base-building colour if they have not been painted within a designated number of years.
- •Fixed Joinery & Storage Units: Custom reception desks, built-in kitchenettes, or floor-anchored compactus shelving units must be assessed against the agreed handback schedule.
Commercial Office Make-Good Sydney
Review how wall fixing removal, patching, repainting, and vinyl decal removal are coordinated alongside physical clearance.
Why Physical Clearance Must Precede Make-Good Works
A critical operational mistake is attempting to bring in painters, plasterers, or cleaning contractors while the office is still full of desks, workstations, and filing cabinets.
When an office is fully furnished, trades cannot access perimeter walls, floor perimeters, or power skirting channels. Furthermore, moving heavy desks across newly painted rooms or freshly steam-cleaned carpets frequently causes accidental scuffs and tears.
The most efficient approach is to complete the physical clearance first. Once the office suite is completely empty of agreed furniture, loose items, and obvious e-waste, trades have clear, unhindered access to complete plaster patching, painting, and electrical safety capping efficiently.
Recent Sydney CBD office exit, Circular Quay
After selective handover clearance, wall brackets and holes were patched, smoothed and repainted, followed by a scheduled commercial exit clean (carpet extraction, internal glass and cabinetry detailing).
Our Office Lease Is Ending: Who Should We Contact for Make-Good?
If your commercial office lease is ending, start by speaking with your landlord, building manager, or commercial property adviser to establish your exact handback scope and inspect the premises.
Once the handback scope is agreed, physical works typically involve multiple specialist providers: an office clearance provider to remove freestanding furniture and loose contents; commercial plastering and painting trades for wall repairs; licensed trades for disconnected power or data cabling; and commercial cleaners for the final handover clean.
You do not have to become the project coordinator for your own office exit. Approve the scope. Introduce us to building management. Give us the agreed site access. We coordinate the physical office exit from there via our Office Exit Management service, remaining your main point of contact across clearance, make-good, cleaning, specialist trades, access and completion records.
Approve the scope. Introduce us to building management. Give us the agreed site access. We coordinate the physical office exit from there.
What to Do When Your Sydney Office Lease Is Ending
Follow our practical commercial handover checklist and contractor decision guide.
Coordinate Your Clearance & Make-Good Through One Point of Contact
Navigating commercial lease handovers requires distinguishing clearly between your physical property clearance and contractual make-good obligations. By clearing unwanted furniture early and coordinating agreed wall patching, repainting, and commercial exit cleaning in sequence, tenants can complete handovers smoothly without pulling internal staff away from day-to-day operations.
To arrange a photo-reviewed, scope-locked Office Exit Management or physical clearance quote in Sydney, submit your photos or video walkthrough today.
Author & Operational Scope Note:
Sydney Office Clearance specialises in physical commercial office clearance for agreed furniture, loose items, and obvious e-waste, providing after-photos for corporate records. We support access documentation (PLI documents and vehicle details) for confirmed projects. We do not provide legal advice, building management certification, or lease sign-off. Commercial lease covenants vary; consult your tenant representative or legal counsel for lease-specific interpretations.
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Ready to Clear Your Sydney Office?
Send us your office photos or a video walkthrough for a scope-locked, photo-reviewed quote before your lease handover deadline.