Reinstatement contractor in Singapore

Office, retail, F&B and industrial units returned to landlord handover condition. Free site check, itemised quote, and in-house crews across every trade.

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Since 2017

Reinstating across Singapore

bizSAFE 3

Certified

In-house

Crews for every trade

Free

Site check & itemised quote

When a commercial lease ends, most tenancy agreements require the unit to be returned to its original condition before the landlord releases the security deposit. That usually means stripping out everything the tenant added: partitions, false ceilings, flooring, electrical and data cabling, air-conditioning, signage, and any customised fixtures. BD Contractors handles the whole reinstatement in-house, from the first site check to the landlord's final inspection.

We've been reinstating offices, shops, F&B outlets, and industrial units across Singapore since 2017. Because our own crews cover hacking, ceilings, flooring, electrical, plumbing, and painting, there's no chain of subcontractors to coordinate and no gaps between trades. One project manager runs the job, and one number reaches them. We're bizSAFE Level 3 certified.

Every quote starts with a free site visit. We walk the unit against your landlord's reinstatement requirements, note what has to go and what has to be made good, and send an itemised quotation so you can see exactly what you're paying for.

What we cover

Office reinstatement: partitions, carpets, lighting, ceiling restoration
Retail and shop reinstatement: signage, fixtures, glass partitions
F&B reinstatement: exhaust ducts, kitchen dismantling, floor reinstatement
Industrial unit and warehouse reinstatement
Free site check and itemised quotation
Permit handling and waste disposal compliant with NEA guidelines
Landlord checklist sign-off support

Scope

What reinstatement work involves

Reinstatement is the reverse of a fit-out. Everything the tenant installed comes out, and what's left is made good to the condition the landlord expects. A full reinstatement typically covers:

Dismantling and removal

Partitions, glass fronts, doors, built-in carpentry, reception counters and pantry cabinets.

Ceilings and lighting

False ceilings and added light fittings removed, then made good to the base ceiling or the original grid and tiles reinstated.

Flooring

Carpet, vinyl, tiles or raised floors lifted, then screeded and levelled back to the bare or original finish.

Electrical and data

Added points, trunking, cabling and DB modifications removed, with the supply restored to the landlord's specification.

Air-conditioning and ventilation

Additional fan coil units, ducting, kitchen exhaust hoods and ductwork taken out.

Plumbing

Added water points capped, tenant-installed pantry and toilet fittings removed.

Walls and paint

Patched, skimmed and repainted to the landlord's specified colour.

Signage

External and internal signage removed and the fascia made good.

Disposal and cleaning

Debris cleared and disposed of in line with NEA requirements, with a final clean before the joint inspection.

Property types

Reinstatement by property type

Different units come with different complications. Our crews handle all four regularly.

Office

Workstations, meeting rooms, server rooms, raised floors and cabling taken back to an open-plan bare unit.

Retail and shop

Shopfront, display fixtures, signage, lighting and flooring, usually within the mall's after-hours work window.

F&B

Kitchen exhaust ducting and hoods, grease traps, gas and water lines, floor traps and tiling, plus the deeper cleaning F&B units need.

Industrial and warehouse

Mezzanines, offices built inside the unit, racking anchors and floor make-good.

Timing and access

Working around your lease and the building

Reinstatement runs on a deadline you don't control. The lease expiry date is fixed, the landlord's inspection follows it, and a late handover can mean holding-over rent on top of the deposit at stake. We schedule works back from your expiry date, with time built in for the landlord's inspection and any touch-ups they ask for.

Most commercial buildings also set their own rules: permit-to-work applications, after-hours or weekend windows for noisy work, protection for lifts and common corridors, and approved routes for debris. We handle these submissions with building management as part of the job.

Checklist

Bring to the site visit

The reinstatement clause from your tenancy agreement
The landlord's reinstatement checklist or handover requirements, if issued
Move-in photos showing the unit's original condition
Your lease expiry date and any building work-hour restrictions

Need a homeowner-focused renovation contractor instead?

Visit BD Renovation →

How it works

How a reinstatement job runs

Free site check

We visit the unit, walk it against your lease's reinstatement clause and any landlord checklist, and photograph the current condition.

Itemised quote

A written quote broken down by trade and item, so you can see what's included and query anything before you commit.

Schedule and permits

Works are planned back from your lease expiry. We submit permit-to-work and after-hours applications to building management.

Reinstatement works

Our in-house crews strip out, make good, repaint and clean, with one project manager on site throughout.

Inspection and handover

We attend the landlord's joint inspection, rectify any items they raise, and leave you with a unit ready to hand back.

Recent work

A few jobs, freshly done

Why BD

Why tenants use BD for reinstatement

Reinstatement is judged by one person: the landlord's representative at the final inspection. Everything we do is aimed at passing that walk-through first time.

Landlord requirements, not guesswork

We work to the reinstatement clause and checklist, so what we quote is what the landlord expects to see at inspection.
All trades in-house

Hacking, ceilings, flooring, electrical, plumbing, painting and disposal by our own crews. No subcontractor gaps, no finger-pointing.
Scheduled around your expiry date

Works are planned back from handover, including time for the landlord's inspection and touch-ups.
Itemised, direct pricing

You deal with the contractor doing the work. Free site check, written breakdown, and variations re-quoted before extra work starts.

FAQs

Questions about reinstatement

What does "original condition" actually mean?

It means whatever your tenancy agreement and landlord say it means, which is why we ask for the reinstatement clause and any landlord checklist before quoting. For most offices it's a bare unit: partitions, ceilings, floor finishes, added electrical and air-conditioning removed, walls made good and painted, original lighting and ceiling grid reinstated. Some landlords accept a lighter scope, such as keeping a partition layout the next tenant wants. We confirm the scope with you and the landlord before work starts.

How long does reinstatement take?

It depends on the unit's size, how much was built in, and the building's rules on working hours. Small offices and shops turn around quickly; F&B units with kitchens and exhaust systems take longer. After the site check we'll give you a schedule that finishes before your lease expiry, with room for the landlord's inspection.

What affects the cost of reinstatement?

The main factors are floor area, how much fit-out needs removing (partitions, ceilings, raised floors, kitchens), the amount of electrical and air-conditioning work, the landlord's finish requirements, and whether the building restricts noisy work to after-hours. Our quote is itemised so you can see each of these and trim scope where the landlord allows.

Do you deal with the landlord's inspection?

Yes. We attend the joint inspection with you or on your behalf, walk through any items the landlord raises, and rectify them so the handover can be signed off.

Can you do a partial reinstatement?

Yes. If the incoming tenant or landlord agrees to keep part of the fit-out, we reinstate only what's required and confirm the reduced scope in writing so there's no dispute at handover.

Do you handle permits and after-hours work?

Yes. We submit permit-to-work applications to building management, arrange after-hours or weekend slots for noisy work where the building requires it, and protect lifts and common areas as specified.

What is the difference between a reinstatement contractor and a renovation contractor?

A reinstatement contractor restores a unit to its original condition before lease handover, removing customised fixtures and making good. A renovation contractor builds a space up: partitions, false ceilings, flooring, electrical layouts. Reinstatement restores; renovation customises. We do both, so if you're moving to a new unit we can reinstate the old one and fit out the new one under a single contract.

Do you also do residential reinstatement?

Yes, for HDB and condo units that need to go back to original condition, though it's a smaller part of our work. For a full home renovation, our sister site BD Renovation is the better starting point.