Question 1

What is office reinstatement in Hong Kong?

Accepted Answer

Office reinstatement is the contractual obligation for tenants to return their workspace to its original condition before hand-over.

Question 2

Why do landlords require reinstatement?

Accepted Answer

Most commercial leases include a Make-Good Clause that ensures the space is ready for the next tenant, protecting landlords from extra refurbishment costs.

Question 3

How much does office reinstatement cost in 2025?

Accepted Answer

Benchmarks: small offices (<2 000 sq ft) HK$200k–300k; medium (3 000–7 000 sq ft) HK$300k–700k; large Grade-A spaces (8 000 sq ft+) HK$800k+ depending on complexity.

Question 4

How long does a reinstatement take?

Accepted Answer

Compact units: 3–4 weeks; highly customised or multi-floor spaces: 5–6 weeks including statutory inspections.

Question 5

When should tenants start planning make-good works?

Accepted Answer

Plan 60–90 days before lease expiry to allow for landlord approvals, quotations and contractor scheduling.

Question 6

Can in-house staff do the work?

Accepted Answer

Minor cosmetic tasks are possible, but licensed contractors are required for electrical, HVAC and fire services to meet BMO compliance.

Question 7

What happens if reinstatement is skipped?

Accepted Answer

Tenants risk losing their security deposit and paying extra if the landlord hires third-party contractors to complete the work.

Question 8

How can we reduce reinstatement costs?

Accepted Answer

Provide accurate drawings, avoid late design changes, and hire contractors experienced with your building’s rules.

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