Starting your make-good strategy at least six months before the lease ends can make a significant difference. Early planning helps you understand your lease obligations, prepare your budget, book qualified trades and avoid last-minute costs or stress.
A make-good clause outlines what condition the property must be returned to at the end of a lease. In most commercial agreements, this includes restoring the space to its original state, excluding normal wear and tear. Depending on the tenancy, the work might involve removing partitions, flooring, lighting, signage, or custom installations.
These tasks take time and often involve several contractors. Starting early gives tenants control over the process and prevents unnecessary disruption to business operations. It also allows enough time for scheduling and approvals so that the property can be handed back without delays.
The first step is to review your lease agreement carefully. Every office make-good clause is different. Some require a full reinstatement to the original condition, while others may allow a simple tidy-up. Understanding these details early prevents confusion later.
It is also important to inspect the property and record its current condition. Taking photos and notes helps you identify what work may be required and gives you a clear comparison to the start of the lease. This documentation is useful when planning the scope of work and discussing expectations with your landlord.
Once you know what needs to be done, prepare a realistic budget and project timeline. The cost of a make-good depends on factors such as the size of the tenancy, the type of fit-out, and the extent of reinstatement required. Starting six months early allows you to get accurate quotes from trusted contractors and plan for all stages of the work.
Key activities that usually need to be scheduled include:
Allowing enough time ensures that each task is completed properly and safely. It also avoids the higher costs that come with last-minute work or limited contractor availability.
Starting early also gives you the opportunity to have open discussions with your landlord. Clear communication helps avoid disputes and allows both parties to understand what will happen at the end of the lease.
In some cases, landlords may be open to flexible arrangements, such as leaving certain fixtures that could benefit the next tenant, or agreeing to minor variations in the scope of work. These conversations are more productive when started well before the lease ends.
Planning six months ahead allows you to complete make-good work without disrupting your day-to-day business. Many tenants still operate from their premises during this time, and having a clear plan means noisy or intrusive work can be scheduled outside business hours or in stages.
If you are relocating, early planning also helps you coordinate the move to a new space. Aligning your move-out and make-good schedule ensures a smooth transition without overlapping rent or unexpected downtime.
Leaving make-good work until the final month can lead to rushed decisions and extra expenses. Short notice often limits the availability of qualified trades and may result in higher rates or reduced quality of work.
Incomplete or substandard make-good work can also delay the final inspection or lead to deductions from your bond. Starting six months ahead gives you the time to complete everything to a professional standard and meet the requirements outlined in your lease.
Trade Project Services supports commercial tenants through every stage of the make-good process. Our team can carry out site inspections, provide accurate quotes, and manage the full project from planning to completion.
By working with experienced tradespeople and project managers, we ensure your property is handed back on time and in the condition required by your lease. Early engagement allows us to create a clear schedule that fits around your business operations and minimises disruption.
A successful make-good is about more than just restoring a space. It is about preparation and communication. Starting your make-good strategy six months before the lease ends gives you time to plan, budget, and manage the process efficiently.
For Brisbane tenants, early preparation is the best way to reduce stress, avoid penalties, and ensure a professional handover. With the right planning and support, your make-good can be a smooth, well-managed transition.
