Guide to reinstatement works in Singapore
January 25, 2024

Reinstatement Works in Singapore [The Definitive Guide]

Reinstatement works refer to the process of restoring a property back to its original state before any renovation or modification works were done. This is a common requirement in Singapore for commercial, retail and industrial properties at the end of a lease or rental term. Proper reinstatement works are critical to preserve the value of the property, comply with regulations, and allow the space to be easily rented out again. This definitive guide provides an overview of reinstatement works in Singapore.

Table of Contents

1. What is Reinstatement and Why is it Needed?

2. Types of Reinstatement Works

  • Office Reinstatement
  • Retail Reinstatement
  • Industrial Reinstatement

3. Scope of Reinstatement Works

4. Cost of Reinstatement in Singapore

5. Timeline for Reinstatement Works

6. Hiring Professional Reinstatement Contractors

7. Conclusion

What is Reinstatement and Why is it Needed?

Reinstatement, also known as restoration works, involves reverting a property back to its original condition when first rented. This includes dismantling and removing any additions or alterations done by the previous tenant.

Reinstatement works are stipulated in tenancy agreements in Singapore across commercial and residential properties. This contractual obligation mandates tenants to reinstate the property upon expiry of the lease.

Reinstatement is necessary for several reasons:

  • To comply with tenancy agreement and avoid contract breaches
    • Failure to properly reinstate can lead to disputes, delays in getting security deposits back, and even financial or legal penalties
  • Allows new tenants to move in without additional work
    • The property can be easily rented out again without extra preparation work
  • Maintains the value of the property
    • Modifications by tenants may devalue the property if left unchanged
  • Upholds safety standards and building regulations
    • Reinstatement ensures no unauthorized renovations compromise safety
  • Minimizes noise, dust, and debris during handover
    • Rushed last-minute demolition by tenants creates unnecessary nuisance

Ultimately, reinstatement works aim to restore the property back to a neutral condition for smooth handover between landlord and tenant. This expectation is clearly set out in tenancy contracts.

Types of Reinstatement Works in Singapore

Reinstatement projects can vary greatly depending on the type of property:

Office Reinstatement

Office reinstatement involves removing all temporary fittings like partitions, cubicles, workstations, power points, data ports, and signage installed by the tenant. Doors, entrances, lighting, ceiling works, and electrical wiring may need to be relocated back to original positions.

  • Partitions – Dismantling any demountable partitions put up to divide workspace
  • Workstations – Dismantling customised workstations and desks
  • Cabling – Removing additional data and power cabling
  • Lighting – Removing or relocating pendant lights and spotlights
  • Ceiling Works – Removing customized ceiling works and aircon niches
  • Signage – Removing any corporate signage, logos, or branding

Office reinstatement is extremely common in Singapore, with tight deadlines as companies often have to vacate and handover office space quickly due to relocations or consolidation.

Retail Reinstatement

More extensive hacking and reinstatement works are needed for retail spaces like malls, shophouses, and restaurants given frequent interior revamps by retailers and F&B establishments. This includes dismantling any built-in fixtures, display shelves, counters, or furniture installed.

Repainting to a neutral theme is also commonly required by landlords to remove custom branding and style by the exiting tenant. Walls are hacked and partitions removed. For restaurants, kitchen equipment, exhaust hoods, ventilation and plumbing systems may need to be dismantled as well.

  • Built-ins – Dismantling customized display shelves, counters, cabinets
  • Furniture – Removal of racks, tables, checkout counters
  • Signage – Removing branding signboards and LED displays
  • Repainting – Painting over customized murals, graphics, and accents
  • Exhaust Systems – Dismantling commercial kitchen exhaust and ventilation

Depending on agreements, retail reinstatement works may need to be done after operating hours to minimize business disruption.

Industrial Reinstatement

Industrial reinstatement restores factory units, warehouses, and storage facilities back to their original layout and condition. This is the most complex reinstatement work.

Extensive removal of semi-permanent fixtures like racking and storage systems, conveyor systems, machinery, equipment, and related cabling is required. Dismantling of specialized facilities like clean rooms, exhaust systems, power access, and material handling systems may also be necessary.

  • Racking – Dismantling pallet racking, shelving systems
  • Conveyors – Removing conveyor systems and transfers
  • Machinery – Dismantling production machinery, equipment
  • Cabling – Removing control and data cables
  • Power Access – Removing supplemental power sources and generators

Decontamination of surfaces may be required depending on the type of industrial use. Facilities also need to be restored back to functional layouts if production flows were altered. The reinstatement contractor must demonstrate extensive experience with industrial facilities.

Scope of Reinstatement Works

The scope of reinstatement can be complex, especially if the previous tenant renovated the space extensively. Here are some common scopes:

Demolition Works

  • Demolishing partition walls, ceilings, flooring
  • Removing raised floors or platforms
  • Hacking tiles, laminates, carpeting

Relocation Works

  • Relocating doors, entrances, signage back to original
  • Dismantling light fixtures, aircon ledges

MEP Works

  • Rewiring of electrical, plumbing, fire safety systems
  • Reinstating original ducting layout

Interior Finishing

  • Sanding, polishing, repainting of walls
  • Applying new coatings to ceilings, floors


  • Removal of furniture, workstations, cubicles
  • Dismantling customized cabinetry

Waste Disposal

  • Hacking and disposal of any damaged surfaces
  • Clearing all debris safely and responsibly

Depending on the handover terms, the outgoing tenant may also need to restore M&E systems back to safe operating standards after wear and tear.

Cost of Reinstatement in Singapore

Reinstatement costs vary widely, ranging from $3 to $24 per sq ft on average depending on the size and scope complexity.

Here are typical cost ranges:

Office Reinstatement

  • Small office (500 – 1,000 sqft): $5,000 – $15,000
  • Medium office (1,000 – 3,000 sqft): $15,000 – $50,000
  • Large office (>3,000 sqft): $50,000 – $100,000+

Retail Reinstatement

  • Small retail (500 – 1,000 sqft): $10,000 – $25,000
  • Medium retail (1,000 – 3,000 sqft): $30,000 – $70,000
  • Large retail (>3,000 sqft): $70,000 – $150,000+

Industrial Reinstatement

  • Small unit (5,000 – 10,000 sqft): $50,000 – $120,000
  • Medium unit (10,000 – 30,000 sqft): $100,000 – $250,000
  • Large unit (>30,000 sqft): $200,000+

Reinstatement for restaurants and warehouses on the higher end due to more extensive works required. Many variables affect costs like location, finishes, and equipment. Obtain quotations from professional reinstatement works contractors early for proper budgeting.

Timeline for Reinstatement Works

Most reinstatement projects take 4 to 8 weeks to complete. However, timelines vary greatly case by case depending on factors like:

  • Size of property
  • Scope complexity
  • Custom finishes requiring restoration
  • Need for structural enhancements or repairs
  • Number of contractors involved
  • Permit approval timelines

For smooth progress, engage an experienced contractor 6 months prior to the lease expiry. This provides sufficient time for several key stages:

Planning (6 – 8 weeks)

  • Survey property to develop reinstatement plan
  • Apply for permits from authorities
  • Plan manpower, materials, equipment

Demolition (1 – 2 weeks)

  • Clear space and debris removal
  • Dismantle existing structures and interiors

Restoration (3 – 4 weeks)

  • Rebuild parts like walls, flooring, doors
  • Painting, M&E works, cleaning


  • Inspection and approval by authorities
  • Handover property to landlord

Rushing reinstatement works can compromise quality and lead to delays in handing over the property on time.

Hiring Professional Reinstatement Contractors

With extensive technical skills needed, it is highly advisable to hire professional reinstatement contractors in Singapore.

Here are key factors to look for:

Experienced and Specialized

  • Licensed with BCA and accredited with CaseTrust
  • Specialized experience in office/retail/industrial reinstatement
  • Extensive portfolio of completed projects

Proven Track Record

  • Able to meet tight timelines for relocations
  • Positive reviews from past clients
  • Evidence of quality workmanship

Reliable and Insured

  • Insured with risk management framework
  • Use safety-certified subcontractors like bizSAFE level 3
  • Financial stability


  • Dedicated project team and supervisor
  • Effective project management skills
  • Transparent quoting and billing process

An established contractor like Hacking Singapore is an ideal choice. With many years of experience specializing in office, retail, and restaurant reinstatement projects, our reliable BCA-certified teams can ensure quality work is delivered on time.


In summary, reinstatement works involve restoring properties to their original state, a contractual must in Singapore. Hiring reliable reinstatement specialists like Hacking Singapore provides peace of mind that handover will be hassle-free for both landlord and tenant. Their expertise ensures reinstatement works are done properly, on time, and up to BCA standards.

Hacking Singapore is a reinstatement, dismantling, and hacking contractor in Singapore. We provide reinstatement works and hacking services for commercial, industrial, and residential properties.

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