When a commercial lease ends, most tenants must hand the premises back in the condition set out in their lease. This is called “make-good”, and painting is often one of the biggest parts of it.
Planning make-good painting early can save you money, avoid disputes with your landlord and help you get your security deposit or bank guarantee back sooner.
What is make-good painting?
Make-good painting means repainting a leased office, shop or warehouse so it matches the condition, and often the colours, the landlord expects at the end of the lease. It usually happens alongside other make-good work, such as removing signage, partitions and fit-out items.
What your lease may require
Every lease is different, so start by reading the make-good clause carefully. Common requirements include:
- Repainting walls and ceilings in the original or a specified colour
- Patching and painting holes left by signage, screens, shelving and fixtures
- Removing custom colours, feature walls and branding
- Repainting doors, trims and columns
- Allowing for “fair wear and tear”, if your lease includes it
If the lease is unclear, ask the landlord or your lawyer for clarification before work begins. This guide is general information, not legal advice.
Step by step: planning make-good painting
- Find your entry condition report and photos. These show what the premises looked like when you moved in and help avoid arguments about what’s required.
- Talk to your landlord early. Two to three months before your lease ends is a good time to confirm exactly what they expect.
- Agree the scope in writing. List the areas, colours and standard of finish required.
- Get detailed quotes. Make sure quotes include patching, preparation, paint products and the number of coats.
- Coordinate with other trades. Painting should happen after partitions, cabling and fixtures have been removed and walls have been repaired.
- Book the work with time to spare. Leave room for touch-ups and a final inspection before you hand back the keys.
- Keep records. Take photos after completion and keep your painter’s invoice as proof of the work.
Common make-good painting tasks
| Task | Why it’s needed |
|---|---|
| Patching holes and dents | Screens, shelving and signage leave damage behind |
| Plaster repairs | Removed partitions and fixtures often damage walls |
| Repainting to base colour | Branded or feature colours must usually be removed |
| Ceiling painting | Stains, marks and repairs need covering |
| Doors and trims | High-traffic areas often show wear |
| Exterior touch-ups | Shopfronts and signage areas may need repainting |
Can I pay the landlord instead?
Some landlords accept a cash payment instead of make-good work, particularly if they plan to refurbish the space for the next tenant. If this is offered, compare the amount against a professional quote before you agree, and get the arrangement in writing.
Avoiding make-good disputes
Most disputes come from unclear expectations. Agreeing the scope in writing, using a professional painter and inviting the landlord to inspect the work before you hand back the keys will help prevent problems. For retail leases in Victoria, the Victorian Small Business Commission can help with disputes between tenants and landlords.
One team for repairs and painting
Make-good jobs often need plaster repairs before painting can start. Expert Painting and Renovation handles both, so you don’t need to coordinate separate trades. We’re a family-run, Aussie-local company based in Richmond, with more than 9 years of experience in commercial and residential painting.
Learn more about our commercial painting Melbourne service and our plastering repairs, or see the suburbs we cover on our service areas page.
FAQ
How long before my lease ends should I start make-good painting?
Start planning two to three months ahead. That gives you time to confirm the scope with your landlord, get quotes and complete the work without rushing.
Do I have to repaint the whole tenancy?
It depends on your lease and the condition of the premises. Some leases require a full repaint, while others only require repairs and touch-ups.
Can make-good painting be done after hours?
This depends on your building and your painting company. Discuss timing when you request a quote, especially if you’re still trading.
What if the landlord isn’t happy with the work?
Ask for specific details in writing, and arrange for your painter to fix any genuine issues. Photos and your written scope will help resolve disagreements.
Need make-good painting before your lease ends? Contact Expert Painting and Renovation for a quote.
Dulux Australia — Exterior Render Systems https://www.dulux.com.au
Haymes Paint — Texture Coating Solutions https://www.haymespaint.com.au (haymespaint.com.au in Bing)
Safe Work Australia — Rendering Safety Guidelines https://www.safeworkaustralia.gov.au
Floor Protect – https://floor-protect.com.au/
Laser Clean Pro – https://www.lasercleanpro.com.au/
About Expert Painting & Renovation
Expert Painting and Renovation is an Aussie-local, family-run company based in Richmond, Melbourne, with more than 9 years of experience in residential and commercial painting and renovation. Our specialists deliver premium workmanship, timely service and durable finishes designed for Melbourne homes.
- Ceiling crack repairs
- Sagging ceiling restoration
- Water‑damaged ceiling repairs
- Cornice replacement
- Full plastering services
- Interior & exterior painting
- Weatherboard restoration
- Deck & timber maintenance
- Roof painting
- Rendering & texture coating
- Commercial Painting
- Plastering Services
- House Painting
Whether you need maintenance advice, a single-room refresh or a full home makeover, our team is just a call away.
📍 Our Service Areas Across Melbourne, the Mornington Peninsula, Surf Coast & Phillip Island
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