For Brisbane commercial business owners and leaseholders, reaching the end of a lease means facing the often-overlooked responsibility of ‘making good.’

This clause, commonly found in commercial lease agreements, requires tenants to restore the property to its original condition before handing back the keys. While it might seem like a hassle, handling this process properly can help you avoid disputes, unexpected costs, and delays in securing your bond refund.

Understanding your lease terms is the first step. Some agreements may allow you to leave the space in an ‘as is’ condition, but more often than not, tenants are required to return the premises to the same state as when they moved in—usually a blank, open-plan space. Whether you’re wrapping up operations, relocating, or expanding, here’s what you need to know to successfully meet your lease obligations and exit smoothly.

Assess the Condition of the Property

Before jumping into repairs and removals, conduct a thorough assessment of the premises. Compare its current state to the original condition at the start of the lease, referring to any entry reports or photos you may have taken. Over time, offices and retail spaces evolve to reflect the brand and culture of the business, so identifying changes early will help you plan the necessary steps.

Repairs and Maintenance

Daily operations take a toll on a commercial space, and general wear and tear is inevitable. However, landlords typically expect tenants to address damage beyond reasonable use. This could include:

• Patching holes in walls from signage, shelving, or partitions
• Repairing damaged flooring, whether it’s stained carpets, scuffed tiles, or chipped timber floors
• Fixing broken fixtures such as light fittings, door handles, or kitchen appliances
• Addressing any plumbing or electrical issues caused during the lease period

Leaving these issues unresolved could result in costly deductions from your security deposit, or even legal disputes if the landlord deems the property not properly reinstated.

Removing Fixtures, Furniture, and Branding

As part of the make-good process, all furniture, fittings, and signage that weren’t originally part of the premises must be removed. This includes:

• Office desks, chairs, boardroom tables, and kitchen appliances
• Retail displays, shelving, and product stands
• Business signage, branding decals, and window frosting
• Any custom installations such as counters, partitions, or storage units

Be mindful of hidden fixtures, including wall-mounted TV brackets, cable management systems, and security cameras. Leaving anything behind could result in additional charges from the landlord.

Repainting and Surface Restoration

Walls, ceilings, and floors often show visible signs of occupancy, including scuff marks, faded paint, or areas where fixtures were previously installed. A fresh coat of paint is a simple but effective way to restore the space to its original condition. It’s worth hiring professionals to ensure a high-quality finish, especially if your landlord has specific colour requirements.

Dismantling Fitouts and Reinstating Open Spaces

If your business installed partitions, glass offices, or customised meeting rooms, these will likely need to be dismantled. Most commercial spaces are leased in an open-plan format, meaning any structural modifications must be undone before the lease ends. This includes:

• Removing internal walls, cubicles, and false ceilings
• Restoring original lighting and air-conditioning layouts
• Replacing floor coverings if modifications were made to accommodate fitouts
• Sealing and repainting areas where installations were removed

Failing to reinstate the space correctly can lead to costly delays, as landlords may hire contractors at your expense to complete the work.

Waste Disposal and Final Clean

A make-good isn’t complete without a thorough clean. Once repairs and removals are done, ensure the property is left spotless by arranging for:

• Professional deep cleaning of carpets, tiles, and flooring
• Dusting and wiping down surfaces, including skirting boards, windows, and ledges
• Disposal of all waste, leftover materials, and furniture no longer needed

Some landlords may have specific cleaning standards, so it’s worth checking your lease agreement to avoid any last-minute disputes.

How to Make the Process Easier

Managing a lease exit while continuing to run your business can be overwhelming. That’s where professional make-good specialists come in. At Trade Project Services, we help Brisbane businesses navigate the end-of-lease process smoothly by handling everything from de-fit and strip-outs to repairs and final cleaning. Our team understands the requirements of commercial fitout landlords and ensures your space is restored to their expectations, saving you time, money, and stress.

A well-executed make-good process not only protects your financial investment but also helps maintain a positive relationship with landlords, which can be beneficial if you need references for future lease agreements. By planning ahead, tackling repairs early, and working with experienced professionals, you can exit your lease on the best possible terms and focus on what’s next for your business.