A commercial defit, often termed a 'strip-out', is the methodical process of returning a commercial space to its original state as defined by a lease agreement. It is not just demolition; it is a reverse fit-out, requiring precision, planning, and a deep understanding of a building’s construction. We manage the entire end-of-lease process for tenants, property managers, and building owners. From a small retail tenancy to a multi-level office, our objective is to achieve compliance with your make-good clause efficiently and without defect.
Our scope of work is tailored to each project's specific lease requirements and site conditions. We perform these services in live environments, occupied buildings, and time-sensitive situations.
This involves the deconstruction and removal of all non-structural items. We dismantle custom joinery, retail point-of-sale counters, reception desks, commercial kitchen equipment, and wall-mounted shelving. Each item is assessed for potential reuse or recycling to minimize waste sent to landfill.
We handle the uplift of all commercial flooring types, from direct-stick carpet tiles common in CBD offices to the sheet vinyl found in medical consulting rooms. Our teams use ride-on floor scrapers for large areas and diamond grinders with HEPA dust extraction to remove old adhesives and prepare the concrete substrate for the next tenant.
This covers the careful disassembly of suspended T-bar ceiling grids, acoustic tiles, and plasterboard or glazed partition walls. Our process protects ‘live’ services in the ceiling plenum, like fire sprinklers and main electrical conduits, while removing redundant tenant-installed systems. All metal stud work and aluminum framing are segregated for scrap metal recycling.
Our licensed electrical partners isolate and make safe all non-essential power and lighting circuits, removing tenant-installed GPOs, high-bay lighting, and exit signs. Redundant data cabling is stripped back to the building’s communication riser. Disused plumbing fixtures like staff kitchen sinks or basins are disconnected, capped, and certified by a licensed plumber.
Where a tenancy has undergone significant changes, the defit may require structural work. This can include the removal of a tenant-installed mezzanine floor in a Yatala warehouse or the reinstatement of a concrete panel that was removed for a new doorway. All structural work is governed by engineering specifications and performed under the supervision of qualified personnel.
The defit process often requires modifying the heating, ventilation, and air conditioning (HVAC) system to return it to a base-building standard. This can involve removing supplementary AC units, rerouting tenant-installed ductwork, and recertifying the system’s performance for the open-plan space.
Compliance with Queensland’s waste levy is a critical financial consideration. As of 2025/2026, the levy adds a significant cost per tonne for landfilled commercial and demolition waste. Our strategy focuses on aggressive waste segregation on-site. We separate timber, metals, plasterboard, and concrete, directing them to certified recycling facilities to minimize levy costs and support your sustainability goals. For projects targeting Green Star certification, we provide detailed waste tracking and reporting to meet the GBCA’s stringent criteria.
We provide comprehensive reports for landlords and body corporates. This includes pre-start photographic condition reports, records of all licensed tradespeople on site, waste disposal dockets, and a final photographic report showing the completed works against the ‘make good’ checklist. This documentation is crucial for the efficient return of your lease bond.
Accordion Content
We have completed strip-outs in sensitive heritage-listed buildings in the CBDs, live retail environments requiring after-hours work, and industrial sites with specific machinery removal challenges. Our teams understand the logistical constraints of loading docks and the noise restrictions in mixed-use precincts.
Every defit starts with a site assessment and a review of the lease agreement’s make-good clause. We develop a clear project timeline that identifies critical paths, dependencies on other trades, and building management constraints. This plan forms the blueprint for a project executed with minimal disruption.
All demolition and removal work is planned and executed in accordance with AS 2601 ‘The Demolition of Structures’. Our site safety management plans are compliant with Queensland’s Work Health and Safety (WHS) regulations. We liaise with local councils, from the Gold Coast to Cairns, to ensure all permit and notification requirements are met before work begins.
We understand that every day past your lease expiry costs money. Our project scheduling is built around your handover date. We employ appropriately sized teams and specialized equipment, like electric mini-loaders for interior demolition, to accelerate works and ensure the project is completed within the agreed timeframe.
Our waste management approach is designed to directly combat the rising costs of the Queensland waste levy. By maximizing resource recovery, we reduce the tonnage sent to landfill, which delivers a direct cost saving on your project and improves its environmental footprint. We can help you achieve diversion rates over 90%, a key metric for Green Star projects.
As a restoration company, we possess in-house capabilities that other defit contractors lack. If the strip-out reveals pre-existing water damage, structural issues, or hazardous materials, our IICRC-certified technicians and licensed builders can assess and remediate the issue immediately, preventing delays and disputes with the landlord.
Our value is demonstrated through action. We don’t promise “satisfaction”; we deliver a fully documented, compliant, and completed project. We replace vague assurances with tangible outputs: detailed project plans, risk assessments, waste management reports, and clear communication with building managers and tenant representatives.
