Commercial Defit Checklist: Avoid Hidden Costs at Lease End

Stepping out of a commercial tenancy can be almost as complex as stepping into one. Whether you’re a café operator, retailer, or office tenant, the final phase of your lease — the defit — can come with unexpected challenges if not properly planned.

A defit is the process of returning a leased space to its original condition, or as close to it as the lease agreement requires. It sounds simple in theory, but in practice it often involves far more than removing signage or repainting walls. Understanding what’s included — and what’s expected — can make the difference between a smooth exit and a costly dispute.

This defit guide explores what’s generally included when you exit a commercial lease and how to avoid the surprise make good costs that can catch tenants off guard.

Understanding a Defit: More Than Just a Clean Slate

When you first move into a commercial tenancy, it’s common to customise the space — installing partitions, lighting, flooring, and branding elements to suit your business. When your lease ends, however, you’re usually responsible for removing those modifications and restoring the space to a neutral or “base building” condition.

A commercial defit generally covers three key stages: deconstruction, repair and restoration, and final presentation. Deconstruction involves removing all tenant-installed fixtures, fittings, and equipment. Repair and restoration covers making good any damage caused by removal or wear and tear. Final presentation ensures the space is clean, repainted, and meets the landlord’s handover requirements.

Every lease is different, but the responsibility for returning the space to its original state almost always lies with the tenant. That’s why understanding your obligations early is essential.

Your Defit Checklist: What’s Typically Includedric lighting influenced workplace design?

A professional defit checklist helps tenants prepare for what’s involved and prevents last-minute surprises. While specific requirements depend on your lease and property type, the following items are commonly included:

✅ Removal of Fixtures and Fittings

This includes joinery, shelving, counters, partitions, shopfront signage, window decals, promotional materials, lighting, display units, ceiling installations, air-conditioning units, cabling, and any technology systems added post-lease.

✅ Flooring and Wall Works

Lifting and removal of flooring such as tiles, carpet, or vinyl is typically required. Walls may need repainting or re-plastering to the original colour and finish, and any holes, fixings, or mounting damage should be repaired.

✅ Plumbing and Electrical Disconnection

Tenants are generally responsible for capping and making safe any plumbing or gas connections, removing appliances or kitchen equipment, and testing and certifying electrical systems after disconnection.

✅ Waste Disposal and Cleaning

All debris and waste materials should be disposed of responsibly. The space must be thoroughly cleaned, including floors, walls, and surfaces, and returned free from odour or residue — particularly important for food tenancies.

✅ Base-Building Restoration

Ceiling tiles, lighting grids, and HVAC vents may need reinstatement. Fire systems, sprinklers, and alarms must be compliant and functional, and any structural integrity affected by heavy equipment or fitout works should be restored.

Managing Make Good Costs: The Hidden Expense

One of the most common surprises at lease end is make good costs. These are expenses incurred to return the premises to the condition specified in your lease, and they can include removal, repair, repainting, and even refitting certain base-building elements.

High make good costs often arise from changes made without landlord approval, wear and tear beyond “reasonable use”, structural modifications not properly reinstated, or late engagement of professional contractors.

Engaging a fitout or defit specialist early can help interpret your obligations, budget accurately, and complete works to the landlord’s satisfaction — often at a lower cost than last-minute remedial work.

Timing and Planning: Start Early

A successful commercial defit is as much about timing as scope. Tenants often underestimate how long it takes to remove, repair, and reinstate a space — particularly in shopping centres or multi-tenanted buildings with strict access and compliance requirements.

Start planning your defit at least eight to twelve weeks before lease expiry. This allows time to review your make good clause in detail, obtain quotes, schedule contractors, secure landlord and building management approvals, and conduct a final inspection to confirm compliance. Leaving it to the final month often results in rushed work, higher costs, and unnecessary stress.

From Exit to Opportunity

While the defit marks the end of one chapter, it’s also the beginning of another. A well-executed defit not only protects your bond and avoids disputes — it leaves your business reputation intact and positions you positively for your next venture.

With the right defit checklist and expert guidance, what is often viewed as a burden can become a smooth, strategic process that protects your investment and ensures a professional handover.

How Total Fitouts Can Help

At Total Fitouts, we’ve helped countless tenants across retail, hospitality, and commercial sectors complete their defits on time and within budget. Our experienced teams understand landlord requirements, compliance obligations, and building codes — ensuring every step of the process is handled professionally.

From planning and project management through to demolition, waste removal, and reinstatement, we deliver a complete defit-to-refit solution. Whether you’re exiting a lease or preparing to rebrand and rebuild, we make the transition seamless so you can focus on what’s next for your business.

Ready for a hassle-free defit? Enquire with Total Fitouts today and let our experts manage your lease-end smoothly.