What the office scope includes
The final written scope is matched to the make-good clause, fit-out drawings, building rules and the condition recorded at handover. Every commercial office reinstatement includes the following specialist works.
Partitions and joinery
Removal of glass or drywall partitions, meeting rooms, built-in cabinets, feature walls, pantries and tenant-installed counters. All wall openings patched and made-good.
Floor and ceiling
Carpet, vinyl or raised-floor removal; ceiling tile replacement, grid restoration and slab make-good where the lease requires the base-building condition.
Electrical and data (LEW)
Removal of tenant lighting, power points, data cabling, server racks and trunking. All electrical works endorsed by a Licensed Electrical Worker with EMA certificate submission.
Air-conditioning and fire
Decommissioning of tenant-installed fan coil units, ductwork modifications, thermostat relocation and fire alarm detector restoration to original positions.
Signage and finishes
Signage removal, acrylic back-panels, window frosting, patching, repainting and surface making-good to the documented return condition.
Debris and handover
Building-access coordination, protected removal routes, debris disposal, final cleaning and a snag-ready turnover inspection report with photographic evidence.
Regulatory compliance
Office reinstatement in Singapore is governed by the tenancy agreement, building management rules and regulatory requirements. MCSG ensures full compliance across every project:
- Building management guidelines, Works scheduled and documented to meet each building's management requirements for common area protection, noise control and approved working hours.
- LEW endorsement, All electrical decommissioning is endorsed by a Licensed Electrical Worker registered with the Energy Market Authority (EMA), with the Electrical Installation Certificate submitted to the landlord and building management.
- SCDF / FSSD, Where fire-rated modifications, sprinkler relocation or fire door changes were made, we coordinate full fire safety reinstatement with the building's fire safety officer.
- Building management coordination, All works coordinated with the building's managing agent, including work permit submission, access scheduling and common area protection.
- Public Liability Insurance, Full public liability coverage for all works, protecting tenants, landlords and building management against works-related incidents.
- Bare-shell handover, Complete strip-out to original bare-shell condition, with all tenant-installed partitions, ceilings, flooring and M&E modifications removed.
- Turnover inspection, Signed handover report with photographic evidence, defect log and landlord acknowledgement, supporting first-pass deposit release.
Office reinstatement pricing
| Condition tier | Description | Price per sq ft | Typical 1,000 sq ft |
|---|---|---|---|
| Light | Minor modifications, repainting, basic electrical | $5 - $8 | $5,000 - $8,000 |
| Medium | Partitions, ceiling work, flooring, standard electrical | $8 - $15 | $8,000 - $15,000 |
| Heavy | Extensive renovations, M&E modifications, server room, full strip-out | $15 - $25 | $15,000 - $25,000 |
Prices include LEW endorsement, debris disposal and basic cleaning. Final quote depends on the make-good clause, building access rules and existing base-building condition. GST applies at 9%.
A handover process built around the lease
Review
Read the make-good clause, landlord instructions, original drawings and handover records. Confirm building management and landlord requirements.
Survey
Walk the site with the LEW, identify all tenant additions, confirm building access, work-hour and protection rules. Issue fixed-price quote within 24 hours.
Execute
Sequence partition removal, electrical decommissioning, ceiling and flooring make-good against the lease-end deadline. One accountable project manager.
Handover
Complete snagging, LEW certificate submission, document the return condition and attend the building management or landlord turnover inspection. First-pass guaranteed.
Frequently asked questions
How much does office reinstatement cost in Singapore?
Office reinstatement in Singapore costs $5 to $25 per sq ft depending on condition tier. A typical 1,000 sq ft office requires $5,000 to $25,000 including partition hacking, ceiling make-good, LEW-endorsed electrical removal, and flooring restoration. Light condition starts at $5/sq ft, heavy condition with extensive M&E modifications reaches $25/sq ft. Final quotes depend on the make-good clause in your tenancy agreement.
Do I need an LEW for office electrical reinstatement?
Yes. Any electrical decommissioning or modification in Singapore commercial premises requires endorsement by a Licensed Electrical Worker (LEW) registered with the Energy Market Authority. MCSG includes LEW-endorsed electrical removal with every office reinstatement, covering power point removal, lighting disconnection, data cabling, and submission of the Electrical Installation Certificate to the landlord and building management.
What happens if I fail the MCST handover inspection?
If the MCST or landlord inspection finds incomplete reinstatement, you may be charged for the landlord's nominated contractor remedial works at premium rates, and your security deposit can be withheld. Common failures include unremoved partitions, non-LEW-endorsed electrical works, and incomplete ceiling make-good. MCSG guarantees first-pass turnover inspection on every office project.
How long does office reinstatement take in Singapore?
A standard office reinstatement takes 7 to 21 working days depending on size and scope. A 1,000 sq ft office with minor modifications takes 7 to 10 days, while a 3,000 sq ft office with extensive partitions and M&E modifications takes 14 to 21 days. MCSG provides a fixed timeline with every quote and coordinates all trades simultaneously to minimise downtime.
Can my landlord nominate their own reinstatement contractor?
Some tenancy agreements include a nominated contractor clause, requiring you to use the landlord's preferred vendor. If no such clause exists, you are free to choose your own contractor. MCSG regularly works alongside nominated contractors and can provide the documentation, LEW certificates and handover reports they require. We also act as a nominated contractor for several building managements in Singapore.
What to send for a useful quote
- Office address and floor area
- Lease-end and key-return dates
- The make-good or reinstatement clause
- Original handover or fit-out drawings
- Photos or a current walkthrough video
- Building work-hour and access rules
- Known M&E or fire-system alterations
- Landlord or building management inspection requirements
A website page cannot determine your contractual scope. The lease and recorded handover condition remain the source of truth. Send the above on WhatsApp for a fixed-price quote within 24 hours.
Related services
- M&E electrical reinstatement, standalone LEW-endorsed electrical decommissioning
- Retail reinstatement, mall and shophouse handover with SCDF compliance
- F&B reinstatement, kitchen exhaust, grease trap and gas disconnection
- Industrial reinstatement, JTC-compliant warehouse and factory handover
Read our detailed office reinstatement guide for cost breakdowns, process timelines and common pitfalls.
Office lease ending soon?
Send the office address, lease-end date and make-good clause on WhatsApp. We will conduct a site survey and return a fixed-price quote with LEW timeline within 24 hours.
WhatsApp the project brief