De-fit & Back to Base

O’Neill’s Design & Construction delivers de-fit and back-to-base (make good) works for commercial tenancy exits. We help tenants, landlords, asset managers, and property teams return a tenancy to the condition required under the lease and building standards, ready for inspection and handover. Projects are delivered from our Melbourne team across CBD and metro locations. Brisbane support may be available depending on scope, access requirements, site constraints, and programme.

What de-fit and back to base means

End of lease requirements vary by lease and building. Most make good projects involve removing tenant-installed items and returning the space to an agreed base condition so it can be released or reoccupied. That typically includes strip out, disconnections, patching and repairs, and, where required, reinstatement of base building elements. We approach make good works with a contractor-led mindset so the scope is buildable, sequenced correctly, and aligned with building rules. Where outcomes depend on landlord direction, base building approvals, compliance sign-off, or access bookings, we plan around those realities and keep assumptions clear.

Typical de-fit and make good scope

Scope is confirmed against lease obligations, tenancy conditions, and building requirements. Common inclusions are:

Removal of tenant fixtures, fittings, joinery, and loose items where required
Strip out of partitions, glazing, and fitout elements specified in the make good scope
Removal of signage, decals, wayfinding and branding
Patch and repair to walls, ceilings and penetrations as required
Floor preparation or removal of floor finishes where required by the lease scope
Electrical and data disconnections by qualified trades, including required documentation where applicable
Waste management, loading dock coordination and site housekeeping to building requirements
Close-out preparation for inspection and handover

Where reinstatement is required, such as ceilings, lighting, HVAC, sprinklers or fire systems, we coordinate the right trade pathway and sequence works so base building interfaces are handled safely and practically.

How we run the process

Make good projects move faster when scope and sequencing are clear early. Our typical approach includes:

Site review to understand existing conditions, access routes and constraints
Scope clarification against lease requirements and building processes
Programme planning aligned to access windows, approvals and trade lead times
Trade coordination and on-site supervision with safety and presentation as priorities
Clear updates ahead of inspection so decisions are made early, not on handover day

You get a single contractor-led point of contact to keep the moving parts organised and predictable.

Working within base building and tower requirements

Commercial buildings often have rules that shape how make good works can be delivered. We plan for typical constraints such as:

Permitted working hours and any after-hours or weekend rules
Lift bookings, lift protection and material handling routes
Loading dock access, booking lead times and delivery schedules
Noise, dust and safety controls in live environments
Interfaces with base building services and compliance processes
Building management communication and documentation requirements where applicable

The goal is straightforward: keep shared areas functional, keep the site safe, and keep the handover pathway clear.

Timing and cost control

Make good works are easier to control when planning starts early. Helpful inputs include:

Your lease make good obligations or a landlord scope
Target vacate date and inspection date
Building access rules, booking requirements and lead times
Clarity on what stays and what is removed

We help reduce surprises by keeping scope defined, staging realistic and trade coordination consistent. If hidden conditions appear behind partitions, ceilings or floor finishes, we flag it early and keep the next steps practical.

Melbourne-led delivery with Brisbane support by scope

O’Neill’s delivers de-fit and back to base make good works across Melbourne. Brisbane projects may be supported depending on scope, site requirements and programme. If you have a Brisbane tenancy exit coming up, we can review the brief and confirm what support is practical based on timing, access and building constraints.

Book a Scoping Discussion

De-fit and Back to Base FAQs

What is a make good at end of lease?

Make good is the work required to return a tenancy to the condition outlined in the lease. It often includes removal of tenant items plus agreed repairs or reinstatement before handover.

What is the difference between de-fit, back to base and make good?

De-fit usually refers to removing tenant fixtures, fittings and branding. Back to base focuses on returning the tenancy toward a base building condition. Make good is the broader lease obligation that may include removal, repairs and reinstatement.

What is typically included in a tenancy exit project?

Common works include strip out, patch and repair, services disconnections where required, waste removal, and coordination through to inspection and handover. Exact scope depends on your lease and tenancy condition.

Do you work with tenants and landlords?

Yes. We regularly coordinate with tenants, landlords, asset managers and building management so scope, access and inspection expectations stay aligned.

Can you coordinate building management requirements?

Where required, yes. We plan around access rules, lift bookings, loading dock logistics and site processes. Requirements vary by building.

Can you help if the handover date is tight?

Often yes, but feasibility depends on scope, access windows, approvals, lead times and building requirements. Early scope clarity usually makes the biggest difference.

Do you provide one point of contact?

Yes. We provide a contractor-led point of accountability across trades, access planning, site supervision and updates.

Do you handle electrical and data disconnections?

We coordinate qualified trades for disconnections and related works as required, aligned to the agreed scope and building processes.

Do you deliver make good projects in Brisbane?

Melbourne is our primary delivery base. Brisbane support may be available depending on scope, site constraints and programme.

Talk to the De-fit and Back to Base team

If you have a tenancy exit, make good obligation, or back to base requirement coming up in Melbourne, contact O’Neill’s Design & Construction to discuss your site, timing and lease requirements. If your project is in Brisbane, share the location, timeframe and building constraints and we will confirm what support is practical and outline the next steps.