Moving out of a commercial office space in Singapore? Whether you are a startup leaving a co-working space, an SME relocating, or a multinational ending a lease, you are legally required to reinstate the premises to its original condition. Failure to do so means losing your security deposit — which can be three to six months of rent.
This comprehensive checklist from ER Cool Handyman Service covers every item you need to address before handover. We have helped hundreds of companies in Singapore pass their reinstatement inspections.
What is Office Reinstatement?
Reinstatement means removing all tenant-installed fixtures, partitions, flooring, and electrical works, and restoring the space to the condition specified in the original lease agreement (usually the condition when you first moved in). The landlord will conduct a joint inspection before releasing your deposit.
Before You Start: Read Your Lease Agreement
Every lease is different. Some landlords require full restoration to bare shell condition. Others allow minor modifications to remain. Read your lease carefully — it will specify:
- Whether you need to remove all partitions or just patch holes.
- Flooring requirements (must you remove carpet and restore original vinyl?).
- Ceiling requirements (must you remove all hanging brackets?).
- Painting requirements (specific paint code and number of coats).
If you have lost your lease agreement, ask your landlord or property manager for a copy.
Complete Office Reinstatement Checklist
Work through this list room by room. Take photos before and after for your records.
1. Partitions and Drywall
- Remove all non-structural partitions (glass, drywall, or modular walls).
- Remove any added doors and door frames within the office.
- Patch all screw holes, anchor holes, and damage to remaining walls.
- Ensure all walls are flat and smooth (no protruding screws or jagged edges).
- If you built a new wall that did not exist originally, you must remove it entirely back to the original structural wall.
Cost estimate: 800–3,000 depending on number of partitions.
2. Ceiling
- Remove all hanging brackets, wires, and supports used for suspended lights, projectors, or signage.
- Replace any stained, cracked, or missing ceiling tiles with identical new tiles.
- Ensure the ceiling grid is level and undamaged.
- If you installed a false ceiling where none existed, remove it and restore the original exposed ceiling or tiles.
Common mistake: Leaving small hooks or wires in the ceiling. Landlords will charge you $50 per hook to remove them. Remove every single one.
3. Flooring
This is the most expensive part of reinstatement.
If you installed carpet over original vinyl or marble:
- Remove all carpet, underlay, and adhesive residue.
- Clean and polish the original flooring.
- Repair any damage caused by carpet glue or staples.
If you removed original flooring and installed new tiles:
- You must remove your tiles and reinstall original flooring matching the landlord’s specification. This is very expensive.
- Some landlords allow you to leave better quality flooring if they agree in writing. Get this agreement before moving out.
If you added raised flooring (e.g., for data cabling):
- Remove entirely and restore original floor level.
Cost estimate: 2,000–10,000 (major work).
4. Painting
- Fill all holes, dents, and cracks in walls.
- Apply a primer coat over any patched areas.
- Paint all walls with the original color and finish (landlords often specify a particular brand and shade of white).
- Apply two full coats — one coat will be rejected.
- Paint ceiling if it was painted during your tenancy.
Pro tip: Ask the landlord or previous tenant for the exact paint code. Mismatched white is very obvious during inspection.
Cost estimate: 1,000–4,000 depending on office size.
5. Electrical Works
- Remove all additional power points, data points, light switches, and trunking you installed.
- Cap all exposed wires safely (use wire nuts and electrical tape).
- Restore original lighting layout — if you added spotlights, remove them and reinstall original fluorescent tubes or panels.
- Test all remaining power points and lights to ensure they work.
Important: Use a licensed electrician for any work involving mains wiring. Unlicensed work can cause fines or void insurance.
Cost estimate: 800–3,000.
6. Air Conditioning
- Remove any split aircon units you installed.
- Remove additional piping and trunking.
- Restore the original aircon layout (vents, return air grilles).
- Have the aircon system professionally cleaned (landlord may require a cleaning certificate).
Note: Do not remove landlord-owned aircon units. Only remove tenant-installed units.
Cost estimate: 500–2,000.
7. Plumbing (if applicable)
- If you installed a pantry sink or water dispenser, remove it.
- Cap the water supply pipes and drain pipes properly (no leaks).
- Restore the area to original condition (tile over pipe holes if necessary).
Cost estimate: 300–1,000.
8. Signage and External Works
- Remove all company signage from building directories, lift lobbies, and external walls.
- Patch and repaint any holes left by signage mounting.
- Remove any vinyl decals or stickers from glass doors and windows (use a razor blade and adhesive remover).
Cost estimate: 200–800.
9. Deep Cleaning
After all construction work is done, the office must be professionally cleaned:
- Vacuum and mop all floors.
- Clean all glass partitions and windows.
- Wipe down all light switches, door handles, and surfaces.
- Clean aircon grilles and return air filters.
- Remove all debris, unused furniture, and trash from the premises.
Cost estimate: 400–1,500 depending on office size.
10. Pest Control
Most commercial leases require a pest control certificate at handover:
- Hire a licensed pest control company to fumigate the office.
- Provide the certificate to the landlord.
- Focus on cockroaches and rodents (common in office pantries).
Cost estimate: 200–500.
Joint Inspection with Landlord
Schedule the inspection at least one week before your lease ends. This gives you time to fix any issues the landlord finds.
During inspection:
- Walk through with the landlord or property manager.
- Take notes of every item they flag.
- Take photos and videos as evidence.
- Ask for a written list of defects.
After inspection:
- Fix all defects within the agreed timeframe (usually 3-5 days).
- Schedule a final walkthrough.
- Get written confirmation that reinstatement is complete.
Common Reasons for Deposit Deductions (And How to Avoid Them)
| Issue | Typical Deduction | Prevention |
|---|---|---|
| Holes in walls left unpatched | 50–150 per hole | Patch every single hole, no matter how small. |
| Carpet stains or damage | 500–2,000 | Professional carpet cleaning before inspection. |
| Mismatched paint color | 1,000–3,000 | Get paint code from landlord. Paint entire wall, not just patches. |
| Ceiling tiles stained | 50–100 per tile | Replace any stained or yellowed tiles. |
| Keys not returned | 100–300 | Return all keys, access cards, and remote controls. |
| Utilities not transferred | $200 + outstanding bills | Transfer utilities back to landlord name on move-out day. |
How ER Cool Handyman Service Can Help
We specialise in office reinstatement across Singapore. Our team handles:
- Dismantling partitions and ceilings.
- Patching and plastering walls.
- Electrical and data point removal (with licensed electrician).
- Painting (exact color matching).
- Flooring restoration and deep cleaning.
- Debris removal and disposal.
We work after hours and on weekends so your business operations are not disrupted during the final weeks of your lease.
Get a fixed-price quote: Send us photos of your office and a copy of your reinstatement requirements. We will provide a lump sum price — no hourly surprises.
Contact ER Cool Handyman Service
- Call / WhatsApp: +6587124664
- Email: ercool_info@yahoo.com
- Office address: 113 Eunos Ave 3, Industrial Estate, Singapore 409838
- Website: www.ercoolhandymansg.com
We serve all commercial areas: CBD, Raffles Place, Tanjong Pagar, Bugis, Jurong East, Paya Lebar, and Changi Business Park.
