Finished before your lease ends

Returning a leased unit to the condition it was handed to you in. Partitions, ceilings, flooring, signage and any alterations you made come out, and the surfaces behind them are made good, so the landlord receives the space as the tenancy agreement describes it. It is a contractual obligation at the end of a lease, not an optional tidy-up.

Your tenancy agreement does, and in most cases the landlord or their managing agent issues a make-good checklist on top of it. That document is the scope. We quote line by line against it rather than against a general idea of the works, because anything outside it is a variation you would be paying for twice.

There is no honest flat rate, because the price follows the checklist. Floor area, how much partitioning and ceiling has to come down, how far the M&E alterations went, whether the building restricts you to after-hours working, and how much debris leaves the site all move the figure substantially. We survey the unit, price it against your landlord's checklist, and give you an itemised quotation rather than a lump sum you cannot check.

That depends on the area, how much comes out, and the working hours the building allows — a unit restricted to nights runs to a different programme than one you can work through the day. We set the dates against your lease-end date at quotation stage and work backwards from it, so you know before you commit whether the deadline is achievable.

Earlier than most tenants think. Building management submissions, the landlord's checklist and the joint inspection all take calendar time that is not construction time, and a reinstatement finished after the lease expires can put you in holding-over rent. Call us as soon as you know you are leaving, even if the date is not fixed.

Almost always something. Most buildings require a permit-to-work, approved working hours, deposits, and notice for lift and loading-bay use. Where the works are notifiable to the authorities, or where a Qualified Person's involvement is required, we coordinate with the relevant Qualified Persons and authorities as part of the job rather than leaving it with you.

Yes, and in occupied buildings it is often the only way — malls and offices commonly restrict noisy works to nights or weekends. It changes the programme and the price, so we would rather establish the building's rules at the survey than discover them on day one.

Yes. Disposal is part of the contract, staged so the building's loading bay and bin centre are not blocked, and the unit is cleaned before handover. Debris left behind is one of the most common reasons a handover inspection fails.

Yes. We attend the joint inspection with you, take the landlord's list of outstanding items on the spot, and rectify them. Sending a tenant to face that inspection alone is how small snags turn into a withheld deposit.

Fire safety works in Singapore are regulated, and plans for them are submitted through a Qualified Person. Where your reinstatement touches sprinklers, detectors or alarms, we coordinate with the relevant Qualified Persons and authorities as part of the works. We do not claim accreditation we do not hold, and it is worth asking any contractor who says they are approved by the fire authority exactly which scheme they mean and for what scope.

Not with us — that is the point of a single contract. Every trade in the strip-out and the making-good runs under one programme and one point of accountability, so nobody is waiting on a trade who answers to somebody else, and you are not the one coordinating them.