Make-good painting at the end of a commercial lease
A checklist for tenants, office managers and building managers handing back a Sydney tenancy.
Start with the lease
Make-good obligations are set by the lease, not by a standard rule. Find the make-good clause and any schedule of base-building finishes, then ask the landlord or building manager to confirm the scope in writing before you get quotes.
What is commonly included
- Walls and ceilings repainted to the base-building colour and sheen
- Holes from shelving, screens, signage and data points patched and sanded
- Doors, frames and skirting repaired and repainted
- Marks and scuffs in corridors, kitchens and meeting rooms
- Signage removed and the surface behind it made good
Use the condition report
If a condition report or photos were taken when the lease started, use them. They show what the space looked like at handover and help settle what the tenant does and does not need to fix.
Timing
Allow time for the landlord’s inspection and any touch-ups before the lease end date. Coordinate with removalists and IT so walls are painted after fit-out items come out, not before.
Working in a live building
Most make-good work happens while other tenants are trading. Agree work hours, lift and loading dock bookings, low-odour products and how shared areas are protected with building management first.
How we can help
We price make-good painting from the agreed scope, so the quote matches what the landlord will inspect. See commercial painting for how we work in occupied buildings.
Related
Common questions
What does make-good painting usually include?
It depends on the lease. Commonly it means repainting walls, ceilings, doors and trims back to the original or base-building colours, repairing holes and damage left by fit-out items, and removing signage.
When should make-good painting be booked?
Book it once the landlord or building manager has confirmed the make-good scope, and allow time before the lease end date for inspection and touch-ups. Leaving it to the last week is the most common cause of disputes.
Can make-good painting be done after hours?
Often, yes, where the building allows it. After-hours work needs to be agreed with building management in advance, including access, security and lift use.