We answer hundreds of reinstatement questions every month. Here are the ones we hear most often. If your question is not listed here, call us at (65) 89289688 and we will give you a straight answer.
About Reinstatement Works
What exactly are reinstatement works?
Reinstatement works are the process of restoring a rented property to its original condition when your lease ends. This means removing everything you added during your tenancy, including partition walls, flooring, ceiling modifications, electrical and plumbing additions, built-in furniture, and fixtures. The goal is to return the space to the exact condition it was in when you first took over the lease.
Is reinstatement mandatory in Singapore?
For commercial properties, almost always yes. Nearly every commercial lease in Singapore includes a reinstatement clause that legally requires you to restore the premises before handover. For residential properties, it depends on your tenancy agreement. Failing to reinstate can result in your landlord keeping your security deposit, or worse, billing you for the cost of reinstatement at their own contractor rates, which is typically much higher.
What is the difference between reinstatement and renovation?
They are opposite processes. Renovation is building up a space by adding walls, fixtures, flooring, and other improvements. Reinstatement is tearing all of that down and returning the space to its original bare condition. Think of it this way: renovation makes a space yours, reinstatement gives it back.
What happens if I do not reinstate my property?
Your landlord will almost certainly forfeit your security deposit. If the deposit does not cover the full cost of reinstatement, the landlord can pursue you for the balance. Additionally, some landlords will hire their own contractor at premium rates and charge you the full amount. It is always cheaper to arrange your own reinstatement with a competitive contractor than to let your landlord handle it.
About Cost
How much does reinstatement cost in Singapore?
Most reinstatement projects cost between $10 and $30 per square foot. The exact cost depends on the type of property, the extent of modifications made during the tenancy, timeline, and building management requirements. The best way to get an accurate number is to request a free site assessment. We provide detailed quotations within 24 hours of our visit.
Why do reinstatement quotes vary so much between contractors?
Three reasons. First, scope. Some contractors quote only for demolition and leave out painting, electrical, and disposal as add-ons. Second, quality. Cheaper contractors may cut corners that cause you to fail the landlord inspection, costing you more in rework. Third, transparency. Some contractors deliberately quote low to win the job, then add charges once work begins. Always ask for an all-inclusive quote and check what is specifically included.
Will I get my security deposit back?
If the reinstatement is done properly and passes your landlord inspection, yes. This is why it is critical to hire an experienced contractor who knows what landlords look for. We have a near-perfect track record of helping our clients recover their full deposit after reinstatement.
Can I negotiate with my landlord to avoid full reinstatement?
Absolutely, and we recommend trying. If the next tenant can use some of your existing fit-out, the landlord may agree to a partial reinstatement. Some landlords accept a cash settlement in lieu of physical reinstatement. It is always worth having this conversation early. We can advise you on what to propose based on our experience with similar cases.
About the Process
When should I start planning my reinstatement?
At least 6 weeks before your lease ends. This gives you time to get multiple quotes, negotiate with your landlord on scope, coordinate with building management, and complete the works with a buffer for the final inspection. Leaving it to the last minute is the single most expensive mistake tenants make.
Do I need to be present during the works?
No. We manage everything from start to finish. We coordinate with building management, obtain all necessary permits, manage the daily work schedule, and keep you updated via WhatsApp or email. You hand us the keys at the start and collect them when the job is done.
Do you coordinate with building management?
Yes, this is included in our service at no extra charge. We handle work permit applications, loading bay bookings, goods lift scheduling, after-hours access arrangements, and any other building management requirements. This saves you significant time and hassle.
About Our Company
Are you licensed and insured?
Yes. We are a fully licensed reinstatement and renovation contractor in Singapore. We carry comprehensive insurance that covers property damage and worker injury. You are fully protected when you engage us.
Do you provide a warranty?
Yes. All our reinstatement works come with a warranty. If any issue arises after completion, such as paint peeling or a patching defect, we will return and fix it at no cost to you.
What if I fail the landlord inspection?
In our experience, this rarely happens because we reinstate to a high standard. But if it does, we will rectify the issue immediately at no additional charge. We stand by our work and we do not consider a project complete until the landlord signs off.
Can you work on weekends or after office hours?
Yes. We accommodate weekend and after-hours work when required. Some buildings restrict reinstatement work to weekends only, and we are fully set up to handle that. Additional charges may apply depending on the building rules, but we will be upfront about this in our quotation.
How do I get started?
Call us at (65) 89289688 or email enquiry@reinstatementworks.com.sg. Tell us your address, lease end date, and approximate size of the space. We will schedule a free site visit, usually within 1 to 2 business days, and send you a detailed quotation within 24 hours after the visit. It is that simple.
Get Your Free Quote Today
Every project is different. Contact us now for a free, no-obligation site assessment and quotation within 24 hours.
Call Now: (65) 89289688
WhatsApp: (65) 89289688
Email: enquiry@reinstatementworks.com.sg
Visit Us: 24 Sin Ming Lane #03-92 Singapore 573970
Monday to Friday, 9am to 5pm. We respond to all enquiries within 2 hours during business hours.
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