Common residential make-good works
The inventory, handover photos and tenancy clauses determine what should be restored and what counts as ordinary ageing.
Painting and wall repair
Restore changed colours, remove tenant wall finishes, patch excessive fixing damage and repaint where the agreement requires it.
Flooring
Assess parquet, vinyl, tiles or carpet against the move-in condition; repair tenant damage without charging normal ageing as damage.
Carpentry and alterations
Remove tenant-installed shelves, cabinets, feature walls or partitions and make good their fixing points where required.
Fixtures and locks
Return removed items, replace missing keys or damaged fixtures and restore tenant-changed hardware to the agreed specification.
Air-conditioning and cleaning
Complete documented servicing or professional cleaning where the tenancy agreement expressly requires it.
Deposit evidence
Photograph the completed rooms and compare them with the original inventory before the joint inspection.
Published residential before and after
The same reinstatement example shown on the MCSG homepage, presented here with descriptive image text for search and accessibility.
A deposit-focused handover process
Compare
Read the tenancy clauses and compare current condition with the move-in inventory.
Agree
Separate fair wear from tenant damage and confirm the actual return scope in writing.
Restore
Complete the agreed repairs, reversal, servicing and cleaning before lease expiry.
Record
Photograph the result and complete a joint inspection with a signed handover list.
Bring these records to the walkthrough
- Tenancy agreement
- Move-in inventory
- Dated move-in photographs
- Landlord defect list
- Management work rules
- Air-conditioning service records
- Lease-end and inspection dates
- Receipts for completed repairs
This page provides general information, not legal advice. Responsibility follows the specific tenancy agreement and evidence.
Residential reinstatement pricing
Costs are based on the property type, condition tier and scope of works. All prices exclude air-con servicing, which is available as an add-on from $200 per unit.
| Property type | Condition tier | Price per sq ft | Typical 1,000 sq ft |
|---|---|---|---|
| HDB flat | Light (repaint, minor repairs) | $3 - $8 | $3,000 - $8,000 |
| Condominium | Medium (carpentry, flooring) | $5 - $15 | $5,000 - $15,000 |
| Condominium | Heavy (full strip-out) | $10 - $20 | $10,000 - $20,000 |
| Landed home | Full reinstatement | $12 - $25 | $12,000 - $25,000 |
Final quotes are based on an on-site walkthrough and comparison with the move-in inventory. No hidden charges.
Building management compliance
Residential reinstatement in Singapore condominiums requires coordination with the building's management corporation and managing agent. MCSG ensures full compliance on every residential project:
- Work permit application, We submit the work permit application, including scope of works, working hours and contractor details, to the building's managing agent before commencement.
- Protected common areas, Lift lobbies, corridors and loading bays are protected with corrugated boards and floor protection throughout the works.
- Approved working hours, All noisy and dusty works are scheduled within building management-approved hours, typically weekdays 9am to 5pm, with no works on weekends and public holidays unless approved.
- Debris disposal, All reinstatement debris is removed via designated disposal routes and disposed of at licensed facilities, with disposal receipts provided.
- Public Liability Insurance, Full public liability coverage for all works, with certificates of insurance submitted to the building's managing agent before works commence.
- Air-con servicing add-on, Professional air-con chemical wash and servicing available from $200 per unit, completed before handover inspection. We attend the turnover inspection with you and your building management to resolve any outstanding items on the spot.
Frequently asked questions
How much does residential reinstatement cost in Singapore?
Residential reinstatement in Singapore costs $3 to $25 per sq ft depending on the property type and condition. A typical 1,000 sq ft condo requires $3,000 to $15,000 including repainting, flooring repair, carpentry removal and cleaning. HDB flats start at $3/sq ft for light touch-ups, while landed homes with extensive alterations reach $25/sq ft. Air-con servicing is quoted separately from $200 per unit.
What is the difference between reinstatement and normal wear and tear?
Reinstatement covers tenant-caused damage and alterations beyond fair wear and tear: changed paint colours, removed fixtures, drilled holes, damaged flooring from moving, and tenant-installed carpentry. Fair wear and tear includes minor scuffs, faded paint from sunlight, and gradual ageing from normal use. The tenancy agreement and move-in inventory determine the boundary, and MCSG documents both before quoting.
Do I need MCST approval for reinstatement works in a condo?
Yes. Most condominiums in Singapore require MCST (Management Corporation Strata Title) approval for any reinstatement works involving noise, dust, common area access or debris removal. MCSG handles the full MCST application process, including work permit submission, designated working hours, protected lift lobbies and debris disposal routes, ensuring compliance with the building's by-laws.
How long does residential reinstatement take before handover?
A standard condo or HDB reinstatement takes 3 to 7 working days from start to handover-ready condition. Light touch-ups (repainting, minor repairs) complete in 2 to 3 days, while full reinstatement with carpentry removal, flooring restoration and deep cleaning takes 5 to 7 days. MCSG schedules works to finish at least 2 days before the joint inspection, allowing time for any landlord-requested snag items.
Reinstatement services by property type
Home handover approaching?
Send the property type, lease-end date, tenancy reinstatement clause and current photos. MCSG will arrange a walkthrough and itemise the actual make-good scope.
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