A Make Good Isn’t Just the End of a Project

Why it should influence your design from day one

Make goods are one of the least glamorous about aspects of commercial interior design in Brisbane, yet it is often one of the most expensive surprises tenants face at the end of a lease.

Frequently treated as a problem for “future you”, make good obligations are usually buried in lease documents and forgotten once a commercial fitout begins. From an interior designer’s perspective, this is a missed opportunity.

When a make good is considered early, it can significantly influence smarter, more cost effective design decisions and reduce risk at lease end.

What 'make good' actually means

In simple terms, make good refers to the requirement to return a tenancy to a condition agreed in the lease, typically close to base building condition.

This can include

• removing partitions and joinery

• reinstating ceilings and lighting

• removing floor finishes• disconnecting services

• repairing walls, columns, and structure

• restoring base building finishes

For many office fitouts, the scope can range from light cosmetic works to a full strip out, depending on lease conditions and how the space was originally altered.

Why a make good is often underestimated

Make good costs are frequently underestimated because

• they occur years after the initial commercial fitout

• they are not visible during daily operations

• they are rarely included in early project budgets

• responsibility is often unclear without proper documentation

By the time make good becomes relevant, tenants are usually under time pressure to hand back the space, leaving little room for strategic decisions.

How design choices impact future make good costs

Many design decisions made during a commercial interior design Brisbane project directly affect the complexity and cost of make good later.

For example

• full height partitions fixed into slabs require invasive removal

• custom ceilings can complicate reinstatement of base building systems

• fixed joinery often needs complete removal rather than reuse

• services embedded into walls or floors increase rectification works

These are all decisions that can be influenced during the design phase with the right level of foresight.

Designing smarter with make goods in mind

Considering make goods early does not mean compromising on quality or design intent. It means designing strategically.

A considered approach may include

• designing joinery that can be relocated or removed cleanly

• aligning ceiling and lighting layouts with base building grids

• clearly documenting new versus existing works

• reviewing lease requirements before finalising design decisions

This approach supports flexibility throughout the lease and clarity at exit.

Why documentation matters

Clear documentation is critical in managing a make good.

Detailed drawing sets and compliance drawings can

• clearly identify new works versus retained elements

• reduce disputes with landlords

• assist builders with accurate pricing

• support smoother tenancy handovers

Without clear documentation, tenants often absorb unnecessary costs simply to avoid delays or disagreements.

A shift in how tenants approach make good

More tenants are now considering the full lifecycle of their space. Rather than treating make goods as an unavoidable cost, they are designing spaces that adapt over time and exit more efficiently.

This shift supports

• better financial planning

• more sustainable outcomes

• reduced waste

• smoother end of lease transitions

From a commercial interiors perspective, this is a positive move toward smarter, long term thinking.

Why make goods deserves a seat at the table

Make goods should not be an afterthought. It is part of the overall design strategy.

When considered early, it influences better decisions, protects future budgets, and creates spaces that are easier to evolve and exit. In commercial interior design Brisbane, good design is not only about how a space opens, but also about how it closes.

Planning a fitout or reviewing your lease?

Understanding make good obligations early can influence smarter design decisions and help avoid unnecessary costs later.

At Edit Interiors, we provide commercial interior design and office fitout services in Brisbane, working closely with clients to balance design, compliance, and long term practicality.

If you are planning a new tenancy, approaching lease end, or need clarity on how make good requirements may impact your space, get in touch to start the conversation.