Office Reinstatement Guide: How to Get Your Deposit Back Stress‑Free
When your commercial lease comes to an end, the final hurdle before getting your security deposit back is the reinstatement—or “make‑good”—process. This involves returning the rented unit to its original bare condition, exactly as stipulated in your tenancy agreement. Landlords in Singapore are meticulous, and any incomplete work can lead to significant deposit deductions or even legal disputes.
AM Handyman Service SG has managed hundreds of office reinstatements for businesses of all sizes. This comprehensive guide explains the entire process, provides a detailed checklist, and shows how partnering with an integrated handyman service simplifies everything.
Understanding the Make‑Good Clause
Most Singapore commercial tenancy agreements require the tenant to:
Remove all additions made during the tenancy (partitions, false ceilings, floor finishes, electrical/data points).
Restore the unit to its original condition as documented in the handover inventory list or as‑built plan.
Make good any damage caused during removal.
Leave the premises in a clean and tenantable state.
Some landlords allow certain improvements to stay (e.g., raised floor systems), but this must be negotiated and documented in writing.
Your Reinstatement Checklist
Here’s a room‑by‑room checklist to guide you. Tick off each item as completed:
Ceilings: Remove all added false ceilings, bulkheads, and ceiling boards. Restore original ceiling height. Patch and repaint the original ceiling.
Partitions: Dismantle all drywall, glass, or metal partitions. Remove stud tracks and fill bolt holes.
Doors and door frames:
Remove added doors and frames. Reinstate original doors if removed; repair and repaint original frames.
Flooring: Remove carpet tiles, vinyl, or laminate. Expose the original screed or tiles. Patch any cracks or holes and level minor unevenness.
Walls: Strip wallpapers, decals, and wall‑mounted fixtures. Patch drill holes, hairline cracks, and rough spots. Skim coat and repaint to the original colour (usually white).
Electrical & Data: Remove all added wiring, trunkings, sockets, and data points. Terminate safely and restore to base‑building provision.
Plumbing & Sanitary: Remove added sinks, water points, and water heaters. Make good pipe penetrations.
Glass & Windows: Replace any cracked window panes. Remove film or frosting added by tenant.
General: Remove all branding, signage, and attached cabinets. Clear out all debris and leave the unit broom‑clean.
Typical Reinstatement Timeline
Unit Size
Scope of Work
Estimated Duration
500 – 1,000 sqft
Light partitions, standard make‑good
2 – 4 days
1,000 – 3,000 sqft
Multiple offices, false ceilings, raised floor
4 – 7 days
3,000+ sqft
Full‑floor strip‑out, extensive M&E
7 – 14 days
We work nights and weekends to accommodate your deadline and avoid disrupting neighbouring tenants.
Our End‑to‑End Reinstatement Process
1. Site Review and Quotation
We visit the site with your lease agreement and the landlord’s reinstatement checklist (if any). We identify every item that needs to be removed or made good. Within 24 hours, we provide a detailed, fixed‑price quotation.
2. Dismantling and Demolition
Our team carefully dismantles partitions, ceilings, and flooring. We use dust‑containment measures and protective coverings on common lift lobbies and corridors.
3. Patching and Plastering
Every hole, crack, and rough patch is filled, taped, and sanded smooth. We use fibre‑mesh tape to prevent future cracking.
4. Painting
Walls, ceilings, exposed pipes, and door frames are painted. We use low‑VOC, washable emulsion in the landlord‑specified colour (typically white). Two coats over primer ensure an even finish.
5. Floor Make‑Good
After removing floor coverings, we patch any damaged screed and apply a thin skim coat if needed. The floor is swept and vacuumed.
6. M&E Termination
All additional electrical and plumbing points are safely disconnected and terminated back to the original distribution boards or capped off.
7. Final Clean and Disposal
All debris is loaded into bulk bags and disposed of at NEA‑licensed facilities. The unit is thoroughly cleaned, ready for handover inspection.
8. Handover and Documentation
We accompany you during the landlord’s inspection, addressing any immediate snag points. We provide before/after photographs as proof of work, supporting your deposit return.
Why an Integrated Handyman Service Saves You Money
Coordinating separate contractors for demolition, plastering, painting, and disposal often leads to miscommunication, delays, and cost overruns. As a full‑service handyman, AM Handyman Service SG manages the entire reinstatement under one roof. You deal with a single point of contact, receive one invoice, and enjoy a streamlined schedule.
Cost Factors
Size of the unit – larger spaces require more materials and labour.
Extent of additions – a simple painted wall is faster to make good than a heavily‑serviced office with raised floors and multiple glass partitions.
Condition of original surfaces – if the base building was handed over in poor condition, we work with you to determine what is contractually required.
Access and timing – after‑hours work may incur slightly higher labour but avoids business disruption.
We guarantee no hidden costs and provide a written breakdown upfront.
Common Mistakes That Cost Deposits
Not removing cable trunkings from walls.
Leaving drill holes unfilled.
Painting only stained areas instead of the entire wall (colour mismatch).
Forgetting to remove vinyl or carpet tape residue from the floor.
Poorly terminated electrical wires that pose a safety risk.
Trust Singapore’s Reinstatement Experts
Don’t let the stress of make‑good eat into your move‑out timeline. With AM Handyman Service SG, you get a professional, hassle‑free reinstatement that satisfies even the strictest landlords. We’ve worked with tenants in Raffles Place, Tanjong Pagar, Changi Business Park, and beyond.
Ready to start? Call or WhatsApp +65 8409 1392 to arrange a free site visit and quotation. Let us handle the mess while you focus on your new space.
