An office defit is a critical process at the end of a commercial lease. This is the systematic process of returning a tenancy to its original, base building condition as mandated by the lease agreement. Navigating this process successfully is vital for securing the return of your security deposit (bond) and maintaining a positive relationship with your landlord.
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Understanding the office defit obligation
An office defit (or ‘make good’) involves the removal of all tenant-installed improvements, restoring the space to the condition it was in when the lease began.
What is typically included:
- Dismantling non-structural partitions, plasterboard walls, and custom joinery.
- Removing suspended ceilings, flooring (carpets, vinyl, tiles), and non-base building light fittings.
- Decommissioning and removing tenant-specific mechanical, electrical, and plumbing (MEP) services, including supplementary HVAC, data cabling, and specific power points.
- Reinstating base building elements, such as repairing walls, filling penetrations, and repainting to the original specification.
The entire process is governed by the ‘make good’ clause in your commercial lease. Reviewing this document meticulously is the first, and most crucial, step.
Step-by-step guide to the office defit process
A successful defit is the result of meticulous planning and execution. Follow these eight steps for a compliant and efficient handover.
Step 1: Lease Review and Scope Definition (Planning)
The process begins with defining the exact scope of work.
- Review the Lease: Identify the specific ‘make good’ requirements, including the required condition of the space, acceptable reinstatement finishes, and the deadline.
- Initial Inspection: Conduct a thorough walk-through of the tenancy with a defit specialist. Compare the current state against the original floor plans (if available) and the lease requirements to create a definitive list of items to be removed and base building elements to be reinstated. At Makegoods, we provide this specialised audit to accurately define the scope.
- Obtain Quotes: Secure detailed, fixed-price quotes from experienced defit contractors, ensuring the quote covers all necessary trades and waste management.
Step 2: Engage specialists and secure documentation
Select your contractor and formalise the project plan.
- Contractor Appointment: Appoint a contractor with a proven track record in commercial make goods. At Makegoods, we deploy all necessary licensed trades from within our team.
- Project Plan & Scheduling: Establish a realistic timeline that coordinates trades (electricians, plumbers, builders, painters) in the correct sequence and meets the handover deadline.
- Permits and Approvals: The contractor must secure all necessary permits, building approvals, and comply with building management requirements. Establish a clear line of communication with the landlord/building manager.
Step 3: Decommissioning services (safety first)
This stage ensures the site is safe for demolition and removal works.
- Disconnect Utilities: Qualified and licensed professionals must decommission and isolate all tenant-installed services, including:
- Electrical systems (data, power points, specific lighting).
- Plumbing (kitchenettes, breakroom facilities).
- HVAC systems (supplementary air conditioning units).
- Fire systems and data cabling.
- Certifications: Ensure all disconnection work is documented and certified by the licensed tradespeople, as this documentation may be required by the landlord. We manage all required certifications and documentation for our clients.
Step 4: Removal and demolition (the defit)
This is the core dismantling phase, executed according to the approved scope.
- Demolition: Non-structural partitions, walls, ceilings, and internal architectural elements installed by the tenant are carefully dismantled.
- Fittings Removal: All fixtures, fittings, joinery (cabinets, reception desks), and specialist equipment are removed.
- Floor and Ceiling Strip-out: Carpets, vinyl, tiles, and any tenant-installed suspended ceiling components are removed, leaving the base slab and ceiling structure clear.
Step 5: Waste management and recycling
Maintain a clean and compliant site during and after the strip-out.
- On-site Sorting: Implement a strict waste management plan to separate materials (e.g., metal, wood, plasterboard) for recycling or safe disposal.
- Responsible Disposal: Ensure all waste is transported and disposed of legally at approved facilities. Hazardous materials (e.g., old batteries, chemicals) must be handled in compliance with local environmental regulations.
- Clear Site: The site must be regularly cleared to ensure safety and maintain good relations with other building tenants.
Step 6: Reinstatement and repair
This stage focuses on returning the space to base building standards.
- Structural Repair: Fill and patch all holes, penetrations, and damaged areas left from the removal of fixtures, services, and partitions.
- Finishing Works: Re-plaster walls and ceilings as needed. Repaint all surfaces to the original, base building colour and finish specification.
- Base Building Services: Reinstall/reconnect base building mechanical, electrical, and fire services to ensure full functionality and compliance with Australian Standards.
Step 7: Final cleaning and compliance check
Before the formal handover, the space must be immaculate and certified.
- Deep Clean: Conduct a professional, detailed clean of the entire tenancy, including all floors, walls, and reinstated systems.
- Quality Check: The defit contractor performs a final inspection against the agreed-upon scope of work and a checklist to ensure everything is complete and meets the required standard.
Step 8: Pre-handover and final inspection
The final steps to secure your bond return.
- Pre-Handover Walk-through: Conduct an informal inspection with the landlord or building manager to proactively address any minor items before the formal handover inspection.
- Formal Handover: Present the completed space, along with all supporting documentation (service disconnection certificates, waste disposal receipts, photographic evidence), to the landlord for the final sign-off. Our detailed handover package is designed to minimise delays and disputes.
Common defit challenges and how we tackle them
| Challenge | Impact on Project | How Makegoods Mitigates the Risk |
| Ambiguous Lease Clause | Misinterpretation leads to incomplete or over-specified work, causing disputes. | At Makegoods, we conduct a specialized pre-defit audit to define the exact make good standard, ensuring compliance upfront. |
| Hidden Legacy Issues | Unexpected previous tenant modifications or damage found behind walls. | Our integrated trades identify and resolve legacy issues immediately, managing scope changes transparently and efficiently. |
| Time Constraints | Lease expiry date looming and slow progress causes costly overtime. | Our in-house Project Managers and dedicated trades guarantee efficient sequencing, eliminating the delays common when managing multiple third-party sub-contractors. |
Why choose Makegoods for your office defit
At Makegoods, we eliminate the stress and complexity of the make good process. We manage the entire defit lifecycle, from the initial lease review and scope definition to the final inspection and successful handover.
- In-House Expertise: We utilise our own licensed mechanical, electrical, plumbing, and building trades. This provides you with a single point of accountability and ensures consistent quality control.
- Guaranteed Compliance: Our structured process is designed to meet all Australian Standards, building codes, and your specific lease obligations, securing the return of your security bond without dispute.
- Efficiency and Speed: By having full control over the schedule and workforce, we deliver projects on time, even under tight deadlines, ensuring you meet your lease expiry obligations seamlessly.
A stress-free handover with Makegoods
By following this structured, step-by-step approach and partnering with the team at Makegoods, you can ensure your office defit meets all legal obligations, secures your bond return, and leaves your tenancy ready for the next phase. If you are facing a make good deadline, we encourage you to contact us to define your scope and provide a fixed-price proposal today.