Vacating a commercial tenancy is rarely straightforward, but when it comes to multi-floor spaces, the complexity multiplies. Businesses occupying multiple levels face a broader scope of works, stricter compliance requirements, and significantly higher costs. Without careful budgeting, tenants risk unexpected bills, landlord disputes, and delays that can impact the smooth handover of their premises.
At Makegoods.com.au, we work with businesses across Sydney and beyond to ensure their end-of-lease works are planned, costed, and delivered with precision. This article explores the challenges of multi-floor makegoods, the major cost drivers to consider, and how to budget effectively for a seamless transition.
Book a meeting with our team today to discuss your makegood.
What is a makegood in multi-floor tenancies?
Most commercial lease agreements include a makegood clause. This outlines the tenant’s obligation to return the premises to its original condition at the end of the lease. The scope of works can range from basic cleaning and painting to full-scale strip-outs, repairs, and reinstatement of services.
In multi-floor tenancies, these obligations are magnified. Instead of reinstating one floor, businesses may need to coordinate complex works across several levels, each with its own systems and requirements. This can involve:
- Removing inter-floor staircases or mezzanine structures
- Decommissioning multiple HVAC systems
- Coordinating fire services across levels
- Managing separate lift or goods access for each floor.
The larger and more complex the tenancy, the greater the planning required to avoid disputes and ensure compliance with lease agreements.
Major cost drivers to plan for
Budgeting for multi-floor makegoods requires a detailed understanding of where costs are likely to escalate. Some of the most significant drivers include:
Scale of works
Multiple levels mean larger quantities of demolition, removal, and reinstatement. From flooring to ceilings, every floor must be reinstated to meet handover requirements.
Building services
Electrical systems, lighting, HVAC, and fire services must often be reinstated or certified separately on each level. These are some of the most technical and costly parts of any makegood project.
Access and logistics
In high-rise or CBD towers, strip-out works require careful coordination with building management. After-hours access, restricted lift usage, and waste disposal from upper floors can add considerable costs.
Structural elements
Where fit-outs have included staircases between floors, mezzanines, or extensive partitions, removal is more labour-intensive and may involve engineering oversight.
Time constraints
Tight deadlines can inflate costs. Multi-floor works often need to be staged and scheduled efficiently to avoid running overtime and breaching lease obligations.
Hidden or underestimated costs
Even experienced tenants can be caught off guard by the hidden costs of multi-floor makegoods. Some commonly overlooked items include:
- Compliance certifications: fire safety, electrical, and building services all require sign-off before handover.
- Transport and waste disposal: removing fit-out materials from upper floors adds time and disposal fees.
- Security or after-hours fees: many office towers require works outside business hours, incurring premium labour and access charges.
- Landlord variations: in some cases, landlords request additional reinstatement beyond the original scope. Without contingency in the budget, this can create disputes and delays.
Smart budgeting strategies
The key to a successful makegood is not just accurate costing, but strategic planning. Here are some proven approaches to keep budgets under control:
Engage experts early
Professional scoping at the start of the process ensures every element is identified and priced correctly. This reduces the risk of unexpected costs later in the project.
Break down costs floor by floor
Treating each floor as a separate cost centre provides clarity and helps identify which levels are more labour or service intensive.
Negotiate with your landlord
In some cases, leaving certain fit-out elements in place can reduce costs for both tenant and landlord. Early negotiation may lead to a more practical outcome.
Allow contingency
Building in a 10–15% buffer helps cover unexpected issues, whether it’s additional landlord requirements or unforeseen structural challenges.
The role of professional project management
Multi-floor makegoods are not just about physical works, they’re about coordination. Multiple trades, strict building rules, and tight deadlines can make these projects difficult to manage without expert oversight.
At Makegoods.com.au, we provide complete project management, including:
- Detailed scoping and cost planning
- Coordination with building managers and landlords
- Scheduling across multiple floors to minimise disruption
- Safety and compliance management
- Transparent cost tracking throughout the project.
Our experience allows us to anticipate challenges before they become costly problems, keeping projects on time and within budget.
Case snapshot: a three-floor CBD handover
To illustrate the scale of these projects, consider a recent client in Sydney’s CBD. The tenant occupied three full floors of an office tower and faced a strict handover deadline.
Key challenges included removing inter-floor staircases, reinstating separate HVAC systems on each floor, and coordinating waste removal through restricted lift access. By engaging Makegoods.com.au early, the client benefited from a clear, staged budget and efficient project delivery. The works were completed on time, with compliance certifications in place, avoiding potential penalties and disputes.
Future-proofing your makegood budget
As businesses continue to adapt their workplace strategies, multi-floor tenancies remain common in corporate settings. Whether downsizing, relocating, or consolidating, end-of-lease works must be factored into long-term financial planning.
Tenants who budget early, engage experts, and maintain open communication with landlords are best positioned to avoid unnecessary costs and ensure a smooth transition.
Plan smart with Makegoods.com.au
Multi-floor makegoods are complex, costly, and time-sensitive. But with careful budgeting and expert project management, businesses can navigate the process smoothly and avoid the pitfalls of underestimating end-of-lease obligations.
At Makegoods.com.au, we specialise in delivering tailored solutions for complex tenancies, including multi-floor projects. Our team ensures accurate scoping, transparent budgets, and complete compliance, giving you confidence at every stage of the process.
If you’re preparing to vacate a multi-floor tenancy, don’t leave your makegood to chance. Contact Makegoods.com.au today for a detailed quote and a seamless end-of-lease experience.