Is commercial reinstatement more expensive than residential?

Yes. Commercial reinstatement is typically S$3-35 per square foot because make-good often involves M&E works, raised floors and ceiling removal, while residential reinstatement is usually S$800-4,000 for HDB and S$3,000-12,000 for condos. Heavy commercial fit-outs sit at the top of the range.

Do commercial and residential leases use different reinstatement clauses?

Often, yes. Commercial leases usually call it a 'make-good' clause and require restoration to bare shell or original handover, sometimes within a defined make-good period. Residential tenancy agreements use a reinstatement clause requiring restoration to move-in condition minus fair wear and tear.

Explainer

Commercial vs Residential Reinstatement in Singapore: The Key Differences

By Mr Kobayashi, Operations Lead, REINSTATE.by MCSG · Updated 24 June 2026 · 5 min read · In the 2026 cost index

Residential reinstatement restores a home to handover condition; commercial reinstatement (make-good) usually strips an office or shop back to bare shell. Commercial is larger in scope, costs more per square foot (S$3-35), and takes longer, because it involves partitions, ceilings and M&E, not just repaint and patch.

"Reinstatement" means very different jobs depending on whether it's a home or a workplace. If you're an agent or a business handling a lease exit, here's how commercial and residential reinstatement actually differ, in scope, cost, timeline and the clause itself.

Side-by-side comparison

	Residential	Commercial
Standard	Restore to move-in condition	Make-good to bare shell / handover
Typical works	Repaint, patch, remove additions, clean	Strip partitions, ceilings, carpets, M&E, cabling
Clause name	Reinstatement clause	Make-good clause
Cost	S$800-12,000 by property	S$3-35 / sq ft
Timeline	2-7 days	1-3 weeks
Access	Usual hours	Often after-hours only

Why commercial is more involved

M&E services. Resetting lighting, power, data, air-conditioning and fire systems to base-building is specialised work.
Raised floors & cabling. Server rooms and dense power/data runs take time to strip and certify.
Ceilings & partitions. Make-good to bare shell removes far more than a residential repaint.
Building rules. CBD and business-park buildings often restrict noisy works to after hours and dictate disposal routes.

The clause difference

Residential leases use a reinstatement clause (restore to move-in, minus fair wear and tear); commercial leases use a make-good clause (restore to bare shell or original, sometimes within a set make-good period). Both put the cost on the tenant, see who pays.

Which guide do you need?

Home / rental → HDB or condo reinstatement.
Office / shop → office reinstatement (make-good).
Budgeting either → the reinstatement cost calculator.

Handling a commercial or residential lease exit?

Send us the unit type, size and lease-end date, we'll tell you exactly what your clause requires, quote it against the real condition, and manage the works to a clean handover, residential or commercial.

WhatsApp us for a quote →

Cost and timeline ranges reflect 2026 Singapore market norms for residential and commercial reinstatement; commercial make-good scope is set by the lease. Always confirm against your clause and a written quote.

References & further reading

Authoritative Singapore sources for further reading. This guide is general information, not legal advice, confirm current rules with the relevant authority.