After 120+ reinstatement projects across condos, offices and retail in Singapore, we can tell you: reinstatement costs S$8-25 per sqft and takes 2-4 weeks. Most tenants lose their deposit over the hidden cleaning clause, not the walls. Last month a client almost lost S$4,000 because their LOI didn't specify carpet removal. We're a UEN-registered Singapore company with full public liability insurance and a track record of first-pass handover inspections. Our team works alongside nominated contractors and building management to resolve every item on the turnover checklist.
Singapore's reinstatement specialist for every tenancy.
MCSG handles end-to-end reinstatement for residential rentals and commercial tenancies across Singapore. From condo handovers to office, retail, F&B and industrial make-goods, we deliver documented, building management and SCDF-compliant reinstatement that passes turnover inspection on the first attempt.
One partner. Every detail of the handover.
From hacking to final cleaning, MCSG coordinates the trades needed to return your unit to its original handover condition. LEW-supervised electrical works, SCDF-compliant fire protection reinstatement, and building management permit coordination are available as part of your agreed scope.
Structural
Wall Hacking & Demolition
We remove drywall, block walls and concrete features cleanly, so your unit returns to its original layout.
Drywall · Block wall · ConcreteFloor Hacking & Removal
We strip tiles, vinyl, carpet and screed down to the base slab, ready for landlord inspection.
Tile · Vinyl · Carpet · ScreedCeiling & Partition Removal
We take down false ceilings and partitions of every type, then reinstate the ceiling to the handover standard.
False ceiling · Glass · Gypsum · SteelMechanical & Electrical
Electrical Termination
A LEW terminates circuits and caps power points safely, with testing documented for your handover file.
Circuit · DB · Power point · LEWData & Lighting Removal
We clear network cabling, telephone lines and light fittings, and decommission server rooms before handover.
Data · Telephone · Lighting · ServerAir-Con, Plumbing & Fire
We remove ducting and units, seal pipes, and reinstate sprinklers to SCDF requirements. Air-con servicing from $200.
ACMV · Plumbing · Sprinkler · SCDFFit-Out Dismantling
Carpentry & Built-In
We dismantle cabinets, wardrobes and workstations in controlled stages and remove every fixing from walls and floors.
Cabinet · Wardrobe · WorkstationShopfront, Doors & Windows
We remove signage, shopfronts, doors, frames and glass features, and restore the original openings as required.
Signage · Door · Window · GlassF&B Kitchen Strip-Out
We clear commercial kitchens fully, including grease traps and exhaust ducts, so the unit is ready for handover.
Grease trap · Exhaust · Gas pipingFinishing & Logistics
Plastering & Skim Coat
We patch hacked surfaces and skim walls smooth, so the finish matches the original condition on record.
Patching · Plaster · Skim · ConcretePainting & Touch-Ups
We repaint walls and ceilings in the colour your lease requires and touch up marks before inspection.
Walls · Ceiling · Colour matchCleaning & Disposal
We haul away all waste and clean the unit thoroughly, with after-hours and weekend works available.
Debris · Waste · Cleaning · After-hoursFrom your WhatsApp to a closed handover.
A predictable five-step flow built around the rhythm of the Singapore rental market, designed so agents never have to chase, repeat, or coordinate sub-contractors.
WhatsApp Brief
Send unit address, lease end date, and handover scope. We come back with a quote and timeline.
On-Site Survey
We document existing condition with photos and a tenancy-checklist comparison.
Scheduled Works
One project manager, one team. No vendor juggling, no phantom delays.
QC & Documentation
Pre-handover walkthrough with photo log, landlord and agent receive a packaged report.
Handover Closed
Unit returned to original condition. Deposit dispute risk: minimised.
Built around how Singapore agents actually work.
Not a renovation company moonlighting in reinstatement, we do one thing, at full depth. So agents get one call, one quote, and one team responsible for the entire handover.
Years of Local Expertise
Pure-play reinstatement specialist, not a general contractor who added it as a service. Led by Mr Kobayashi, our team knows exactly what Singapore landlords, building managements and managing agents require.
Agent-First, Always
We're the only reinstatement firm in Singapore built specifically around agents, your tenancy deadline, your landlord relationship, your reputation on the line. We protect all three.
Single Point of Contact
End-to-end responsibility across every trade. One project manager, one accountability line, no chasing multiple vendors when something needs to change.
What a typical week looks like.
Confidentiality is part of the service, we don't name landlords or tenants. Here's a snapshot of recent jobs by district and property type.
3-Bedroom · Orchard Boulevard
Full reinstatement after 4-year lease. Parquet refinish, lock replacement, repaint, AC servicing log.
✓ Full deposit returned2-Bedroom · Serangoon
New launch handover for incoming tenant. Defect rectification across kitchen, bathroom, and master bedroom.
✓ Move-in ready handoverInter-Terrace · Katong
Wall reinstatement, ceiling fixture removal, garden gate repair after extended corporate lease.
✓ 95% deposit recovered4-Bedroom · Tampines
Mass-market launch handover series, 14 units across two stacks for one developer-appointed agent.
✓ All units cleared for handoverPenthouse · Bukit Timah
Marble polish, smart-lock reinstatement, full repaint to landlord-approved palette before luxury re-let.
✓ Full deposit returned · luxury re-let securedExecutive Condo · Bukit Batok
Standard end-of-lease reinstatement. Tile replacement in 2 bathrooms, full electrical re-check.
✓ Full deposit returnedWe don't just fix apartments, we manage the transition. Every handover documented, professional, and technically sound. Protecting the landlord, the agent, and the incoming tenant.
Transparent pricing
Reinstatement cost in Singapore, by sector
Indicative rates per square foot. Final quote follows a free site survey and your tenancy reinstatement clause.
| Sector | Rate per sq ft | Typical timeline | What is included |
|---|---|---|---|
| Office | $8 - $18 | 7 - 14 days | Partition removal, ceiling make-good, LEW electrical decommissioning, repaint, bare-shell handover |
| Retail | $15 - $25 | 10 - 14 days | Shopfront and signage removal, fixture dismantling, floor restoration, mall management coordination |
| F&B | $18 - $28 | 10 - 21 days | Grease trap removal, exhaust ducting, wet kitchen hacking, NEA and City Gas disconnection |
| Industrial / Warehouse | $6 - $12 | 5 - 10 days | Mezzanine and rack dismantling, epoxy floor removal, heavy haulage, JTC compliance |
| Residential (Condo / HDB) | $3 - $12 | 3 - 7 days | Carpentry removal, painting, flooring refinish, building management permit, deposit-ready handover |
Air-con servicing add-on from $200/unit. After-hours and Grade A building works carry a 30-50% premium. MCSG is not GST-registered, so no GST is added.
Office, retail, F&B or industrial lease ending?
We handle full commercial reinstatement with building management, SCDF/FSSD and LEW compliance. Partition hacking, ceiling make-good, electrical decommissioning, bare-shell handover and signed turnover inspection, all in one fixed-price scope. No surprises, no deposit disputes.
Get a commercial quote- 01 Partition & joinery demolition and removal
- 02 Ceiling & flooring make-good to original condition
- 03 LEW-endorsed electrical decommissioning
- 04 Aircon & fire system reinstatement
- 05 Debris removal and final cleaning
- 06 Documented handover with inspection report
Every handover, fully documented.
We don't just do the works, we deliver the paperwork that passes inspection and releases your deposit.
Building Management Guidelines
Works scheduled and documented to meet each building's management requirements for common area protection, noise control and approved working hours.
SCDF / FSSD
Fire safety reinstatement for sprinkler relocation, fire-rated partitions and fire door restoration, with FSSD submission where required.
LEW Endorsement
All commercial electrical decommissioning endorsed by a Licensed Electrical Worker registered with EMA, with Electrical Installation Certificate submitted.
Public Liability Insurance
Full public liability coverage for all works, protecting tenants, landlords and building management against works-related incidents.
Turnover Inspection
Signed handover report with photographic evidence, defect log and landlord acknowledgement, supporting first-pass deposit release.
Bare-Shell Handover
Complete strip-out to original bare-shell condition, including removal of all tenant-installed partitions, ceilings, flooring and M&E modifications.
Reinstatement questions, answered.
Have a handover coming up?
Send us the unit address and lease end date on WhatsApp. We'll come back with a quote and a timeline tailored to your handover.
+65 8334 1313