Paint and patch
Lightest scope
Repaint, patch holes, clean carpets. No demolition.
Office Make Good: An Overview for Tenants
Office make good covers everything from a repaint to a full strip out back to base building. Here is what the process actually involves and how to plan it.
Office make good is the work a commercial tenant does to return a leased office to the condition their lease requires before handing it back. The scope ranges hugely: some tenants only need a repaint and a carpet clean, others need a full strip out that removes every partition, ceiling tile and cable tray they installed. What your lease actually asks for is the first thing to check, not an industry average.
The three common levels of office make good
See the full cost benchmark table, sourced by scope and city, on our data page.
Partial strip out
Mid-range scope
Remove some partitions and fixtures, patch and repaint affected areas.
Full strip out
Heaviest scope
Remove all partitions, ceiling tiles, flooring and cabling back to base building or Cat A shell.
Make good and defit cost benchmarks
Cat A vs Cat B, and why it matters for your make good
Australian commercial fit-out uses two standard terms. A Category A (Cat A) fit-out is the base building brought to a lettable standard: raised access floors, a ceiling grid, basic HVAC and fire services, but no partitions, workstations or branding. A Category B (Cat B) fit-out is everything a tenant adds on top: partitions, workstations, kitchens, branding and custom finishes. Most make good clauses require the tenant to remove their Cat B fit-out and hand the space back at Cat A shell condition, or better. Read our full Cat A versus Cat B guide for what that split means for your scope.
Cat A vs Cat B fit-out and make good
A simple process for planning your office make good
- Review your lease's exact make good wording, not a generic assumption.
- Check for an entry condition or dilapidation report to establish your real baseline.
- Scope the work: paint and patch, partial strip out, or full strip out.
- Get fixed-price quotes from providers who cover your city.
- Schedule works around your handback date, allowing time for asbestos checks if the building is older.
- Complete a final inspection with the landlord and confirm your bank guarantee is released.
Frequently asked questions
What is the difference between make good and a defit?
Make good is the lease obligation, what your contract requires you to do. A defit is the physical project that delivers it: the actual removal and reinstatement work. In practice the terms are often used interchangeably by contractors.
How long does an office make good take?
A paint-and-patch job on a small tenancy can take days. A full strip out of a large floor, especially in an older building needing asbestos clearance, can take several weeks. Start planning at least 6 to 12 months before your lease expires.
Ready to get started?
Tell us about your make good, defit or strip out and we will pass your details to a provider covering your area.
Sources: Crown Interiors, The difference between Shell and Core, Cat A, Cat A+ and Cat B fit out , Peldon Rose, The difference between Cat A, Cat B and Cat C office fit out