Reinstatement Contractor Singapore
Who We Work With
Your lease is ending. Your landlord wants the unit back in its original condition. You need a reinstatement contractor who knows what they are doing — and who will get it done on time.
MINK Design is an experienced commercial reinstatement contractor in Singapore. We work with tenants across offices, retail shops, clinics, F&B outlets, and industrial units to handle full reinstatement works — from removing partitions and carpentry to reinstating fire-rated elements, flooring, ceilings, and walls.
We are **BCA Registered**, **BizSafe3 Accredited**, and **HDB Registered**, giving you the assurance that your reinstatement is done professionally, safely, and to landlord standard.
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What Is Reinstatement?
Reinstatement works involve returning a commercial unit to its original condition before the tenant moved in — as required by the lease agreement. This is sometimes referred to as “make-good works” or “dilapidation works.”
Most commercial leases in Singapore require tenants to carry out reinstatement before handing back the unit to the landlord. Failing to do this properly can result in:
– Withheld security deposits
– Disputes with the landlord or building management
– Unexpected penalty charges
– Delays in your business relocation
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What Our Reinstatement Works Cover
We handle a full scope of reinstatement works for all commercial property types:
**Structural & Partition Works**
– Removal of drywall, glass, and demountable partitions
– Removal of raised flooring and platform structures
– Hacking and removal of tiling or screed where required
Ceiling & Lighting
– Removal of false ceilings and suspended ceiling systems
– Reinstatement of base building ceiling condition
– Removal of feature lighting and track lighting systems
Carpentry & Joinery
– Dismantling of built-in counters, cabinetry, and storage units
– Removal of reception desks, feature walls, and custom millwork
– Patch and make good of surfaces after removal
Flooring
– Removal of vinyl, carpet tiles, timber, or epoxy flooring
– Patching and levelling of screed where required
– Reinstatement to landlord’s original handover condition
Mechanical & Electrical (M&E)
– Reinstatement of electrical points and ceiling rose positions
– Removal of additional data and cable tray systems
– Restoration of air conditioning systems to base building specification
Fire Safety Elements
– Reinstatement of fire-rated walls and doors
– Removal or replacement of fire suppression systems where altered
– Compliance with SCDF requirements
Painting & Surface Works
– Full repaint of walls and ceilings to landlord’s specified colour
– Patching of surfaces, skim coat where required
Reinstatement Cost in Singapore (2026 Guide)
One of the most common questions we receive is: how much does reinstatement cost in Singapore?
Reinstatement costs depend on several factors, but here is a general guide based on current market rates:
Space Type | Estimated Cost Range (per sqft)
– Office (basic partitions only) | S$8 – S$15 psf
– Office (full fit-out removal) | S$15 – S$25 psf
– Retail shop | S$15 – S$30 psf
– F&B outlet | S$20 – S$40 psf
– Clinic / Medical | S$15 – S$30 psf
Factors that affect your reinstatement cost:
Size of the unit — larger spaces naturally cost more in absolute terms, though cost per sqft may reduce with scale
Extent of original renovation — the more was built in, the more needs to come out
Type of materials installed — glass partitions, raised flooring, and customised carpentry require more care and time to dismantle
Building requirements — some buildings have strict access hours, waste disposal procedures, and material-handling rules that add to cost and time
Fire-rated elements — reinstating fire-rated walls or doors involves careful execution and compliance verification
Timeline — urgent handovers requiring weekend or after-hours work will attract additional costs
We provide transparent, itemised quotations so you know exactly what is included and what to expect.
How Our Reinstatement Process Works
1. Site Survey (Free)
We visit the unit with you, review the original tenancy agreement and existing fit-out conditions, and take measurements. This typically takes 30–60 minutes.
2. Quotation
We provide a detailed, itemised quotation within 2–3 business days. No hidden costs.
3. Coordination with Building Management
We liaise directly with the building management office to obtain necessary permits, understand access restrictions, and schedule waste disposal.
4. Reinstatement Works
Our team carries out all reinstatement works according to the agreed scope. A dedicated project manager oversees each job.
Site Inspection & Handover
We conduct a pre-handover inspection with you before the landlord’s joint inspection, to ensure all works are completed to the required standard.
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Why Start Early?
We recommend beginning reinstatement planning at least **8–12 weeks before your lease expiry**. Here is why:
– Surveying, quoting, and scheduling takes time
– Building management approval may require lead time
– Some reinstatement works need to be done in stages to allow for proper curing and inspection
– If your contractor is booked out, you may face a last-minute rush — which drives up cost and stress
Many tenants leave it too late and end up with rushed work, cost overruns, or disputes at the handover inspection. Starting early gives you options.
Common Reinstatement Mistakes to Avoid
– Not reading the lease reinstatement clause carefully — some leases require reinstatement to bare shell condition; others just require removal of tenant-added items. Know what you are responsible for.
– Assuming the landlord will keep improvements — unless there is a written agreement, do not assume glass partitions, carpentry, or feature lighting will be accepted.
– Using the cheapest contractor — reinstatement done incorrectly (especially fire-rated walls or M&E systems) can fail the landlord inspection and result in costly re-works.
– Not coordinating with building management — most buildings have specific rules on working hours, lift usage, and waste disposal. Ignoring these can lead to fines and delays.
– Leaving it too close to lease expiry — the last thing you want is to be negotiating a reinstatement scope when your keys are due in three days.
Who We Work With
We handle reinstatement works for:
– Office tenants — from single floors to multi-floor corporate offices
– Retail tenants — including mall units, shophouses, and high-street retail
– F&B operators — including restaurants, cafes, central kitchens, and food courts
– Clinics and healthcare tenants — including GP clinics, dental clinics, and aesthetic centres
– Spa and wellness tenants
– Industrial and warehouse tenants
We are experienced in working within commercial buildings, malls, and mixed-use developments islandwide.
Get a Free Reinstatement Quote
Tell us about your unit and we will get back to you within one business day with an assessment of scope and cost.
