What is office reinstatement in Hong Kong?

Office reinstatement is the contractual obligation for tenants to return a leased workspace to its original “bare shell” or agreed base condition before handing it back to the landlord.

Why do landlords require tenants to carry out reinstatement?

Most commercial leases include a Make-Good Clause that protects landlords from extra refurbishment costs and ensures the premises are ready for the next tenant, avoiding delays, disputes, or deductions from the security deposit.

How much does office reinstatement cost in Hong Kong?

Indicative 2025 rates: small offices (under 2 000 sq ft) average HK$200k–300k; medium (3 000–7 000 sq ft) HK$300k–700k; large Grade-A spaces (8 000 sq ft+) HK$800k and above, depending on fit-out complexity and building rules.

How long does the office reinstatement process take?

A compact office can usually be reinstated within 3–4 weeks, while larger or highly customised spaces may require 5–6 weeks or more, especially when fire-services and HVAC systems must be reverted and inspected.

When should I start planning my office reinstatement?

Begin planning 60–90 days before your lease ends to allow time for site surveys, quotations, landlord or BMO approvals, and smooth scheduling of contractors.

Can I do the reinstatement myself instead of hiring a contractor?

Minor cosmetic tasks can be done in-house, but professional contractors are strongly recommended because they understand building-management rules, hold the right licences, and can complete the job faster and fully compliant.

What happens if I don’t complete office reinstatement?

Failure to reinstate can lead to legal action, loss of your security deposit, and extra costs if the landlord appoints a third party to finish the work at your expense.

How is office reinstatement different from office renovation?

Reinstatement removes tenant-installed fit-out elements to restore the unit to its original condition, whereas renovation upgrades or remodels the space for new functional or aesthetic purposes.

Can I skip reinstatement if I move out early?

Generally no. The Make-Good Clause applies regardless of when you vacate unless you negotiate written consent from the landlord—typically only if the incoming tenant agrees to accept your existing fit-out.

Do I need to restore everything if it still looks fine?

Yes. Leases normally require the premises returned exactly as specified, which means removing partitions, signage, cabling, and repainting even if fixtures appear undamaged.

How can I speed up the office reinstatement process?

Plan early, engage an experienced reinstatement contractor, secure landlord approvals promptly, and keep open communication to resolve snags before they cause delays.

What sustainable options can reduce environmental impact during reinstatement?

Specify low-VOC paints, recycle or donate unwanted furniture, and separate demolition waste for responsible disposal to align with corporate sustainability goals.

How can I reduce my office reinstatement costs?

Provide accurate drawings, allow sufficient lead-time for landlord approvals, avoid late layout changes, and invite bids from contractors experienced with your specific building rules.

KOHO Office Reinstatement – 22,000 sq ft Returned in 6 ...

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KOHO Office Reinstatement – 22,000 sq ft Returned in 6 Weeks

From full fit-out to pristine shell: Agrey’s fast-track reinstatement of KOHO’s 10/F & 11/F in Kwun Tong

· Case Studies,Office Reinstatement

Panoramic view of KOHO’s 22,000 sq ft office after reinstatement—clean concrete slab, new ceiling grid and full-height windows

↑ Completed hand-back: the entire floor returned to pristine bare shell, ready for the next tenant.

Agrey crew dismantling cabinetry, carting demolition waste and disconnecting pantry plumbing during KOHO strip-out.

↑ Day-one strip-out: fixtures removed and debris wheeled out for night-shift disposal.

Agrey technicians in branded shirts and PPE while removing partitions and services inside KOHO office

↑ Safety first—team in full PPE as partitions and services are stripped back to base-build.

Reinstated KOHO lift lobby with timber-look wall panels and leveled screed, ready for new fit-out

↑ Lift lobby restored to the landlord’s standard, completing final hand-over checks.