Commercial Reinstatement
Office Reinstatement Contractor In Singapore
Office reinstatement in Singapore is the work of returning a leased office to the condition your tenancy agreement requires, usually bare shell, before you hand it back to the landlord. Most office jobs cost $10 to $20 per sq ft (full range $3 to $35+), and the works take 7 to 10 working days.
- ✓ BCA Registered
- ✓ bizSAFE Level 3
- ✓ Direct in-house teams
- ✓ MCST, PE & FSSD submissions handled
- ✓ Joint handover inspection
We read your reinstatement clause first and quote only what the lease requires, then handle the MCST permit, the hacking and the M&E reversal with our own teams, and attend the joint handover with your landlord.
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What We Remove And Restore
Partitions & carpentry
Drywall and glass partitions, meeting rooms, workstations, reception counters and pantry cabinets are dismantled and removed.
Flooring
Carpet tiles or vinyl stripped, adhesive glue ground off mechanically, and the cement screed patched.
Ceiling & lighting
Ceiling tiles and grid restored to the base-building layout, light fittings realigned to the original grid.
Electrical & data
Tenant cables, data points and sub-boards terminated by a Licensed Electrical Worker (LEW).
Fire safety
Sprinklers and smoke detectors moved during your fit-out are returned to the original fire safety plan (FSSD).
Making good
Wall holes patched and two coats of landlord-specified white paint on all internal walls.
Office reinstatement Cost & Timeline (2026)
| Office fit-out | Cost per sq ft | What it usually includes |
|---|---|---|
| Light (open plan) | $3 – $8 | Loose furniture, light drywall partitions, carpet removal, white repainting |
| Medium (glass partitions, meeting rooms) | $8 – $18 | Glass partition and built-in carpentry removal, floor tile hacking, basic M&E termination |
| Heavy (server room, raised floor) | $18 – $35+ | Masonry walls, server rooms and ducting, raised floors, full sprinkler resetting |
Most offices land between $10 and $20 per sq ft. As a rough guide, a 1,000 sq ft office with a medium fit-out costs about $8,000 to $18,000, and a 3,000 sq ft office about $24,000 to $54,000.
Market reference prices for Singapore in 2026, not a quotation. The final cost depends on your tenancy agreement, ceiling height, the extent of M&E and fire safety restoration, and building management requirements.
What Decides Your Office Reinstatement Bill
- The lease, not a full strip-out. What you owe is set by the reinstatement clause and the condition the unit was handed over in, which is often not bare shell. Tenants regularly pay to remove things they never had to remove.
- Late works cost more. If the landlord brings in their own contractor after the deadline, it often costs 1.5 to 2 times more, and holding-over rent keeps running until the unit is accepted.
- Check what a cheap quote leaves out. Sprinkler and M&E reinstatement, debris disposal and the MCST contractor deposit are the items most often missing.
- After-hours works. Most office buildings only allow noisy hacking after office hours or on weekends.
Our 5-Step Reinstatement Process
- Site & lease review. We inspect the unit and read your reinstatement clause so you only remove what is required.
- Itemised quote. A trade-by-trade quotation with a firm completion date. No hidden costs.
- Permits & submissions. Permit to Work, insurance and contractor deposit for building management, plus any PE endorsement or FSSD submission.
- Reinstatement works. Our own teams do the dismantling, hacking, M&E reversal and making good.
- Joint handover. We attend the final inspection with your landlord. Rectification items within our scope are fixed within 48 hours at no extra charge.
Start planning 2 to 3 months before your lease ends. The physical works take 7 to 10 working days, but the landlord scope agreement, the MCST permit and any PE or FSSD submission come first. Typical locations we work in include Raffles Place, Marina Bay, Suntec City, Changi Business Park and Jurong International Business Park.
Frequently Asked Questions
How much does office reinstatement cost per sq ft in Singapore?
Light open-plan offices cost about $3 to $8 per sq ft, medium fit-outs with glass partitions and meeting rooms about $8 to $18 per sq ft, and heavy fit-outs with server rooms or raised floors about $18 to $35 or more per sq ft. Most offices are quoted at about $10 to $20 per sq ft.
How long does office reinstatement take?
The works usually take 7 to 10 working days. PE endorsement or fire safety submissions can take longer than the works themselves, so we start the paperwork at the site survey.
Do I have to strip the office back to bare shell?
Not necessarily. What you owe is set by the reinstatement clause in your tenancy agreement and the condition the unit was handed to you in. We read the clause at the site survey and quote against what is actually required.
Will I get my full security deposit back?
We stick to the reinstatement scope in your tenancy agreement and attend the joint handover inspection with you and your landlord. If the landlord flags rectification items within our scope, we fix them within 48 hours at no extra charge.
Lease Ending Soon?
Send us your reinstatement clause, floor layout, photos of the current fit-out and your lease end date. We will arrange a site survey and an itemised quote.