Do you have a commercial tenancy that you’re planning to move out of? If you have, you’ve probably heard the term ‘back to base’ or ‘make-good’. But what exactly does it mean and what’s involved in the process?
At Preston Building, we experienced with back-to-base projects across the Gold Coast and Northern NSW and understand the ins and outs. Whether you're a tenant wrapping up a lease or a landlord preparing for the next occupant, here’s everything you need to know.
What is a back-to-base build?
A commercial back-to-base build (or ‘make-good’) is all about returning a space to its original condition after a tenancy ends. It’s undoing all the changes made during a lease, removing commercial fit-outs, partitions, flooring, signage, and anything else added by the tenant.
Some leases might just require a clean-up and fresh coat of paint. Others might need the place to be stripped back completely to the original shell. It all comes down to what’s in the lease agreement.
Who needs this service?
There are usually two people involved:
- Tenants, who are moving out and need to meet their lease obligations to avoid additional fees or disputes.
- Landlords, who want the space cleared out, repaired, and ready for a new tenant or for a fresh fit-out.
If you're a tenant, a back-to-base build is normally time-sensitive, as there’s usually a short window between wrapping up business and handing over the keys.
What’s involved?
Every project is a little different, but here’s a rundown of what’s often included:
- Removing internal walls or partitions
- Pulling out cabinetry or kitchenettes
- Removing floor finishes like carpet or vinyl
- Disconnecting lighting or electrical modifications
- Stripping out signage, branding, and decals
- Patching and repainting walls
- General repairs and tidying up
- Reinstating original services if needed
Sometimes, the space might need to go all the way back to a concrete shell, literally just four walls, ceiling, and slab. Other times, it’s a light strip-out and tidy-up.
Timing and planning
It’s important not to underestimate how long a back-to-base job can take. What seems like a simple job can demand multiple trades, inspections, and approvals, especially in larger commercial and retail fit-outs.
Planning ahead is essential. As soon as you know your lease is ending, check your lease obligations and start talking to your builder. The earlier you start, the smoother the handover will be.
How to make it easier
To make the process as stress-free as possible, we recommend you:
Understand your lease: Every lease is different, some are very specific about finishes, colours, and the condition the space must be left in.
Get a site inspection: A builder can walk through the space with you and see what needs to be removed or repaired.
Work with a team that knows commercial spaces: A good commercial builder (like us) will know how to schedule the work, manage the trades, and meet building code requirements.
Stay in communication: If you're a tenant, make sure your landlord or property manager knows what’s going on. If you're a landlord, be clear about what you expect and what needs to be changed.
Can a back-to-base be combined with a new commercial or retail fitout?
Yes, absolutely. Sometimes we’re brought in by the outgoing tenant to do the make-good and then stay on to build the new fit-out for the next tenant. We can work with the landlord to get the space ready for marketing and leasing.
What about compliance?
Depending on how old the commercial space is, there might be things that need updating for accessibility compliance, fire safety measures, or exit signage.
Back-to-base builds with Preston Building
Whether you’re moving out, managing a property, or preparing for a new tenant, Preston Building can help. We’ve worked on all kinds of back-to-base and commercial strip-outs, from small retail shops to full-scale office floors. We know how to get in, get it done, and get out, on time and with no fuss.
Got questions about a commercial back-to-base build? Get in touch - we’re happy to walk you through it.