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End-of-lease make-good and defit works can become a headache quickly.
GCM helps businesses, tenants, property managers and landlords manage commercial defits and make-good works across Brisbane and South East Queensland.
We'll help you work out what needs to be removed, what needs to be reinstated and what needs to be left - then get the work done.
You've got a lease condition to meet, a landlord or property manager to satisfy, a deadline to work towards - and often a tenancy that has been changed considerably since you moved in.
END OF LEASE & MAKE GOODS
The problem isn't always the demolition.
A commercial defit can look simple from the outside.
PRACTICAL CONSIDERATIONS
Remove the partitions.
Take out the joinery.
Pull up the flooring.
Disconnect the services.
Clean everything up.
But what actually needs to be removed?
What needs to be reinstated?
What does the lease require?
What does the landlord require?
What needs to stay?
Can we leave the walls & ceiling for the next tenant?
And what happens if the existing tenancy isn't the same as it was when you moved in?
Getting those details wrong can mean extra work, additional costs and delays handing the premises back.
That's why we believe the first step is understanding the requirement properly.
Commercial Defit & Make-Good Works
GCM can manage the construction works required to return a commercial tenancy to its required condition.
Depending on the project, this can include:
The exact scope depends on your lease, landlord requirements, existing tenancy and the condition the premises needs to be returned in.
OUR SERVICES
Removal of partitions and wall
Removal of ceilings
Removal of floor finishes
Removal of joinery and fixtures
Removal of signage
Removal of redundant services
Electrical disconnections and alterations
Rubbish removal and site clean-up
Plumbing alterations
Mechanical and HVAC alterations
Removal of commercial kitchen equipment
Make-good of walls, floors and ceilings
Reinstatement works
General carpentry and building works
Removal of tenant improvements
Final preparation for landlord handover
Before you start ripping things out, work out what actually needs to go.
One of the biggest mistakes with make-good work is starting demolition before the scope is properly understood.
We look at the tenancy and the requirements first.
PRE-CONSTRUCTION
What does the lease say?
The lease and make-good requirements should be understood before work starts.
What does the landlord want?
Landlord requirements can influence what gets removed, retained or reinstated.
What has changed?
Existing tenant improvements may need to be removed or reinstated depending on the requirements.
What services are affected?
Electrical, hydraulic, mechanical, fire and other services may need to be disconnected, altered or made safe.
What condition does the tenancy need to be returned in?
The required finish needs to be clear before the works are priced.
What is the handover deadline?
The programme needs to work backwards from when the premises need to be handed back.
One contractor to coordinate the works.
A make-good project can involve more trades than you might expect.
Demolition.
Carpentry.
Electrical.
Hydraulic.
Mechanical.
Flooring.
Painting.
Waste removal.
Rather than leaving you to coordinate multiple contractors, GCM can manage the construction works and subcontractors through to completion.
OUR APPROACH
Our approach is straightforward:
Understand the requirement → define the scope → price the works → coordinate the trades → complete the tenancy → hand it back.
Clear pricing. Clear scope. No guessing what's included.
Make-good projects can become messy when quotes aren't clear about what is and isn't included.
GCM's approach is to provide detailed pricing with clear:
WHY US?
What isn't included in our price.
Exclusions
Clarifications
Anything that needs to be understood before the works begin.
What we've allowed to complete the agreed works.
Inclusions
That way, everyone has a clearer understanding of the scope before construction starts.
This follows GCM's broader approach to detailed inclusions, exclusions and clarifications on proposals.
Make-good doesn't have to mean making it complicated.
Whether you're a tenant coming to the end of a lease, a property manager coordinating a handover or a landlord preparing a tenancy for its next occupant, we can help manage the construction side of the process.
For tenants
Get a clear understanding of the works required and work towards your handover deadline.
For property managers
A practical contractor who can coordinate the required trades and keep the works moving.
For landlords
Return the tenancy to the required condition so it can be prepared for its next use.
KEEPING IT SIMPLE
Our process
From tender to handover.
At GCM, you deal directly with experienced construction professionals.
Not a salesperson who disappears after you've signed.
Our director and general manager remain actively involved in projects,
giving clients direct access to people who understand both construction and the commercial side of the project.
OUR APPROACH
1
Understand the project
We get across the scope, budget,
timeframe and requirements.
3
Plan the work
Programme, procurement, approvals
and subcontractor coordination.
5
Complete
Quality control, practical completion
and defects management.
2
Price it properly
Detailed estimating with clear
inclusions, exclusions and clarifications.
4
Build
Active project management and
practical decision making on site.
6
Handover
We don't disappear once the keys are
handed over.
Need to hand your commercial tenancy back?
Don't wait until the end of the lease to work out what needs to be done.
If you're planning a commercial defit or end-of-lease make good in Brisbane, Gold Coast, Sunshine Coast, Ipswich, Logan, Moreton Bay or elsewhere across SEQ, talk to GCM about the works early.
Send us the tenancy details, lease requirements or scope you already have and we'll start from there.
LET'S WORK TOGETHER
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