Reinstatement Works Singapore
Reinstatement works for offices, shops, F&B units and rental homes at the end of a lease. We strip out partitions, false ceilings, flooring and built-ins, make good the walls and clear the debris, so you can hand the unit back the way your lease asks.
- Reinstatement works for offices, shops, F&B units and rental homes at the end of a lease.
- Office reinstatement is commonly about $10 to $25 per sq ft, depending on what was built in.
- We strip out, make good and clear debris; licensed contractors handle electrical and fire protection.
Reinstatement Works Singapore: What We Remove and Make Good
- Partitions. Drywall, board and glass partitions taken down, with the floor, ceiling and wall edges made good.
- False ceilings and bulkheads. Removed back to the original ceiling, or reinstated to the landlord's standard grid.
- Flooring. Carpet tiles, vinyl and raised platforms lifted, and tile hacking where the lease asks for the original floor.
- Built-ins and fixtures. Reception counters, cabinets, shelving, signage brackets and wall-mounted fittings dismantled.
- Making good. Screw holes and bracket scars patched, walls skimmed and repainted, and the unit cleaned for handover.
- Debris clearing. Bagged, carried down within the building's loading rules and disposed of.
Electrical, sprinkler, fire alarm and air-con works must be done by licensed contractors. We handle the strip-out and making good around them, and can tell you from the lease drawings which items need one.
Reinstatement Cost in Singapore
Office reinstatement in Singapore is commonly benchmarked at about $10 to $25 per sq ft. The final price depends on how much was built in, the access and working hours your building allows, and the condition your lease asks for.
| Unit | Typical reinstatement cost |
|---|---|
| Small shop or office, about 300 sq ft | $3,000 to $7,500 |
| Office, about 800 sq ft | $8,000 to $20,000 |
| Single partition wall removed and made good | $550 to $1,300 |
| False ceiling removed, per room | $300 to $700 |
| Debris clearing and disposal | From $300, by volume |
For a quick range on the hacking and removal items, try our hacking cost calculator. Check that your contractor is HDB registered for works in HDB flats. Our hacking and reinstatement works in HDB flats are carried out by our partner V On Construction Pte. Ltd., which is listed in HDB’s Directory of Renovation Contractors (UEN 201611708H). We quote the full scope after a site visit or from your lease drawings and photos.
Lease-End Reinstatement Checklist
- Read the reinstatement clause. Your tenancy agreement says whether the unit goes back to bare shell, the landlord's original fit-out, or as-is.
- Find the handover drawings and photos. The condition when you moved in sets what you must restore.
- Ask the landlord or management for their rules. Many buildings set working hours, lift bookings, deposits and approved contractors for noisy works.
- Book early. Reinstatement has to finish before the lease ends, so allow time for permits, inspections and any defects the landlord flags.
- Keep before and after photos. They help you recover your security deposit if the handover is disputed.
JTC and many commercial landlords publish their own handover requirements, so check them before you get quotes.
Reinstatement for Rental Homes
Handing back an HDB flat or condo you rented? Most home leases only ask you to remove your own fixtures and make good the walls. Our fixed-price handover packages cover hole patching, touch-ups and fixture removal, and our tenant move-out checklist shows what landlords usually deduct for. For hacking inside an HDB flat, read the HDB wall hacking rules first.
Areas We Cover
We take reinstatement jobs islandwide. Our workshop is at Mandai Estate, so Woodlands, Yishun, Sembawang and Admiralty are the quickest for us to reach, and we regularly cover Punggol, Sengkang, Ang Mo Kio, Tampines, Bedok, Jurong and the rest of Singapore.
Frequently Asked Questions
How much does office reinstatement cost in Singapore?
Office reinstatement is commonly benchmarked at about $10 to $25 per sq ft, so a 300 sq ft unit is often $3,000 to $7,500 and an 800 sq ft office $8,000 to $20,000. The final price depends on what was built in and the building’s rules.
What does reinstatement work include?
Usually removing partitions, false ceilings, flooring and built-ins, making good the walls and floor, repainting and clearing the debris, so the unit matches the condition set in the lease.
Who does the electrical and fire protection reinstatement?
Licensed contractors. We handle the strip-out, making good and debris, and coordinate around the licensed electrical, sprinkler and air-con works.
How long does reinstatement take?
A small shop or office usually takes a few days to two weeks, depending on the scope and the hours the building allows for noisy work.
Do you do reinstatement for HDB and condo rentals?
Yes. For homes it is usually hole patching, touch-ups and removing fixtures, which our fixed-price handover packages cover.