What Is Included in an Office Strip Out in Sydney? Scope Explained

If you lease office space in Sydney, you will meet the term strip out sooner or later. It is the phase where a tenant removes their fit out and returns the space to a base-building condition, or to the standard specified in the lease. The scope ranges from cosmetic removals to a full back-to-shell strip out, and the difference directly affects timeline, permits, cost, and risk.

I have managed strip outs from 100 square metre suites to multi-floor corporate exits. The common thread is that the best outcomes come from a clear scope and a realistic schedule. Sydney’s building stock is diverse, from premium towers in the CBD to converted warehouses in the inner west. Each building’s base services and house rules shape what is included, who can touch it, and when.

What is included in an office strip out in Sydney

Most commercial leases in Sydney require you to remove tenant-installed elements and make good any damage. Typical inclusions are consistent, but the exact list sits in three places: your Agreement for Lease, the Make Good clause, and the building’s fit out/house rules. Expect to remove tenant-specific fixtures, finishes, and services, while retaining base-building systems.

The usual items removed are partitions and glazing that were not part of the original building, floor finishes such as carpet tiles and vinyl, tenant-installed ceilings or ceiling tiles, workstations, joinery and kitchens, loose and fixed furniture, signage and branding, blinds and window films if tenant-supplied, cabling and comms racks back to the tenancy distribution frame as per the building’s rules, supplementary air conditioning units and associated pipework, security systems and access control hardware that the tenant owns, lighting that is non-standard or specialty, and wet areas added by the tenant, including tea points, with capped services. In full make good scenarios, you might also remove mezzanines, platform floors, operable walls, heavy plant serving only your tenancy, and external signage.

The landlord’s interest is the base building. Generally, you must not remove or damage base fire services, main switchboards, core bathrooms, structural elements, base plant, vertical risers, and essential services. Conversely, you may be required to reinstate base ceilings or base lighting to the building standard if you removed or altered them during your fit out.

One practical note: when a lease says return to base building, it often means more than pulling things out. where are local councils for strip outs in Sydney You may need to patch, make good, and in some cases reinstate finishes to a predefined standard. That can include painting exposed walls, patching slab penetrations, and rebalancing the mechanical system after removing supplementary units.

Fit out vs strip out, and why the timeline is different

A fit out adds, a strip out subtracts. That sounds simple, but the timeline behaves differently. Fit outs depend on procurement and sequencing of trades installing new work. Strip outs depend on access, services isolation, waste logistics, and verification that nothing critical to the building gets removed.

In Sydney, an average strip out of a 500 to 1,000 square metre floor, where you are returning to open plan with base lighting and ceiling intact, can run 2 to 4 weeks once you are on site. A back-to-shell removal with ceilings and services out might be 4 to 8 weeks, particularly if you need staged isolations and after-hours noisy works. The office fit out vs strip out timeline often surprises tenants, because demolition can look fast but approvals, waste handling, and services sign-offs slow the overall curve.

Services isolations drive the program. You need electrical, data, mechanical, hydraulic, and fire systems verified and isolated by licensed trades before removal. In multi-tenant buildings, noisy works and waste movements are usually confined to early mornings, late evenings, or weekends. That after-hours window stretches a nominal two-week task across a calendar month.

When landlords require strip outs, and how leases frame the obligation

Most Sydney office leases contain a make good clause that describes obligations at lease expiry or earlier termination. When do landlords require strip outs? Typically at the end of the term, on surrender, or when a tenant vacates early. Some leases allow a cash settlement for make good, in which the landlord keeps your fit out or handles the strip out directly. Others require strict reinstatement.

A common Sydney scenario is an office tenancy end strip out schedule that ties to a fixed handover date with penalties for late return. If you have an option to make good by payment, decide early. The cost the landlord proposes may look higher than your own contractor estimates, but it often buys speed and certainty, especially in prime towers where building rules tighten access.

Landlords also require strip outs for relocations within the building, defits before refurbishment, and when tenant works have compromised base services. In heritage or unique buildings, the landlord may prohibit removal of certain features or require heritage supervision during removals.

The ideal time to carry out an office strip out in NSW

The ideal time for an office strip out project in NSW is the quiet period between Christmas and late January, if your lease and business operations allow it. Building occupancy is lower, lift bookings are easier, and noise restrictions are sometimes relaxed. For mid-year exits, early mornings and weekends become essential. If your lease ends on 30 June or 31 December, secure building access slots and loading dock bookings two to three months ahead. Public holidays can help if your building permits holiday works.

Tenants often ask when to carry out office strip out in Sydney relative to IT cutovers and staff moves. The safest approach is to decant staff and decommission IT first, then begin demolition. If you are relocating within the same building, coordinate with the building manager to avoid tying up the same lifts for both move-in and strip out crews.

How to plan an office strip out in Sydney

Start with documents. Gather the lease, make good clause, as-built drawings of your fit out, services schematics, warranties, and any approvals from your original build. Then sit down with the building manager and clarify base building standards, waste protocols, lift times, noisy work windows, fire system impairment procedures, and any induction requirements. A short site walk with the facility manager will save a week of rework later.

Next, define the scope room by room. Mark what stays and what goes, and photograph every area. Build a schedule that begins with soft strip, continues through services isolations, then demolition, then make good. Back-calculate lead times for permits, lift bookings, and waste bins. On a floor of 1,000 square metres, you might move out 30 to 60 cubic metres of waste per day once demolition starts, depending on the lift capacity and dock window.

Hold a kickoff with your contractor, building manager, and your IT and security teams. Decide who returns access cards, who wipes or destroys hard drives, and how you will remove or transfer NBN or carrier circuits. Telco lead times can be weeks, so order disconnections early to avoid paying for services after you vacate.

Safety requirements for strip out work

The safety plan matters as much as the hammer. Sydney office towers enforce strict contractor inductions. You will need a Safe Work Method Statement for each activity, including soft strip, electrical isolations, ceiling removal, and waste handling. Licenced trades must perform electrical and plumbing works. Where asbestos or suspected asbestos is present, only a licensed asbestos removalist can proceed, and an independent hygienist must clear the area after removal.

Working at heights applies to ceiling removal, plant platforms, and edge protection on balconies. Manual handling risks are real when moving heavy joinery and glass. Clear material routes and use dollies and panel trolleys. If your floor uses post-tensioned slabs, drilling for reinstatement must follow the building’s no-go zones and scanning requirements.

Fire systems are sensitive. Disabling or bagging sprinklers without proper isolation can set off alarms or discharge water. Coordinate impairments and have fire wardens and permits in place. Noise, dust, and silica risk need control: use wet cutting where possible, employ dust extraction, and seal areas with plastic sheeting if adjacent tenants remain operational.

How to safely remove ceilings, walls, and flooring

Ceilings first, then walls, then flooring is the usual order, but services drive the sequence. For ceilings, isolate lighting circuits and any supplementary mechanical. Remove tiles carefully to avoid releasing dust into active return air. Where ceilings are to be retained, you still need to re-lamp or replace non-standard fittings and patch tile penetrations from removed partitions.

For walls, start with soft strip, then precisely cut sealant lines at the slab and ceiling grids to reduce damage. Check for cabling and pipework inside partitions before demolition. Glazed partitions should be deglazed by commercial glazing crews, not general labourers, to prevent breakage and injury. Track and store any doors and hardware you plan to resell or recycle.

Flooring is laborious. Carpet tiles can be lifted and stacked for recycling where markets exist. Adhesive residues may need scraping or grinding to achieve a clean slab for handover. For vinyl or older resilient floor coverings, check for asbestos in the adhesive or underlay if the building dates to the 1980s or earlier. For raised access floors, label panels and pedestals and confirm whether removal or retention is required by the landlord.

Permits and approvals in NSW

What permits are needed for strip out work in NSW depends on the scope. Internal strip outs that do not alter structure or change the building’s use are usually exempt development under the State Environmental Planning Policy framework, but that does not mean you can begin without approvals. You will need the building owner and manager’s written consent, and you must comply with the building’s rules. If you plan to alter fire services, mechanical systems, or egress paths, you may require certification or a complying development certificate. In heritage buildings, a permit or heritage impact statement can apply even for internal works.

For hazardous materials, NSW Work Health and Safety Regulation requires notification to SafeWork NSW for certain asbestos removals. For waste transport, vehicles carrying asbestos and other regulated wastes must comply with EPA requirements. Street occupancy or kerbside skip bins require a permit from the local council. Where are local councils for strip outs in Sydney? The address of your building determines the council, such as City of Sydney for most CBD addresses, North Sydney Council for the lower north shore, and Parramatta City for much of the west. Your contractor usually manages these applications, but the tenant remains responsible for compliance.

Environmental and waste obligations in NSW

What environmental regulations apply to strip outs? Start with the NSW Protection of the Environment Operations Act and EPA guidelines on construction and demolition waste. You must segregate wastes where practical to increase recovery. Common categories are metals, clean plasterboard, untreated timber, carpet, ceiling tiles, e-waste, and general waste. Where to recycle materials from an office strip out varies: metals have strong markets, carpet tiles can go to specialised recyclers if clean, and ceiling tiles may be accepted by manufacturer take-back schemes. E-waste belongs at licensed recyclers, not in general skips.

Where to dispose of construction waste in NSW depends on the waste type. Sydney has multiple licensed facilities for mixed construction and demolition waste, plus dedicated transfer stations for segregated streams. Asbestos-containing materials must go to facilities licensed to accept them, packaged and labeled per code. Keep weighbridge dockets and disposal receipts. They form part of your handover pack and protect you if waste is found dumped illegally by a subcontractor.

How to dispose of hazardous materials in a strip out in NSW requires testing first. A hazardous materials survey should cover asbestos in floors, ceilings, and pipe lagging, synthetic mineral fibre in insulation, lead-based paint, PCBs in old capacitors, and refrigerants in HVAC units. Engage licensed removalists, notify as required, and obtain clearance certificates from independent hygienists. For refrigerants, use certified technicians to decant and record gas recovery.

Environmental expectations from landlords are rising. Many require 60 to 80 percent diversion from landfill for strip out waste by weight. Achieving those numbers demands an early plan and a contractor who has relationships with recyclers. It also means careful sequencing so that trades do not mix recyclable streams with general waste.

Cost ranges and what drives them in Sydney

How much does an office strip out cost in Sydney? The answer is a range, and it tightens once scope and building rules are known. For a modest soft strip of a 500 square metre suite with partitions, carpet, and workstations, expect roughly 60 to 120 dollars per square metre. For a full back-to-shell strip out with ceiling removal, mechanical isolations, and services reinstatement, 150 to 300 dollars per square metre is a realistic starting band. Complex sites, after-hours only access, and extensive make good can push above 300 dollars per square metre.

Drivers include the volume of waste and the distance to the loading dock, whether you must work after hours, the number of services isolations and reinstatements, hazardous materials presence, the requirement to reinstate base ceilings and lights, lift booking constraints, and whether the landlord demands independent certifications and reports. Unexpected costs often come from hidden services inside partitions, slab repairs where tenants cored holes for services, and fire system modifications.

A smart way to control cost is to ask the landlord precisely what finish they expect at handover. For instance, you may not need to repaint where walls are fully removed, and you may not need to install new base lights if the landlord plans immediate refurbishment. Conversely, do not assume minimal work. Obtain a written scope confirmation.

How to hire contractors for strip out work

Begin with capability, not just price. How to hire contractors for strip out work starts with checking that the contractor has experience in occupied commercial buildings of similar scale. Ask for two recent references from the same building manager or from towers with similar controls. Review their WHS systems, licence details for trades, public liability and workers compensation, and evidence of environmental performance, such as diversion rates and waste traceability.

Insist on a site-specific methodology and a program that accounts for lift bookings and noisy work windows. Look for a plan that stages soft strip and services isolations intelligently. If your scope includes hazardous materials, confirm the team includes a licensed asbestos supervisor and an independent hygienist for clearances. On security and data, verify that the contractor has a chain-of-custody process for e-waste and shredding certificates for any paper archives removed.

Price evaluation should compare apples with apples. Some quotes exclude ceiling reinstatement or fire services, which can be substantial. Ask for unit rates for unexpected slab repairs or additional waste. If you plan to pursue a make good settlement with the landlord, obtain a detailed cost breakdown you can put against the landlord’s figure.

Where to find strip out contractors in Sydney

Most tenants find strip out contractors through building managers, who maintain lists of inducted firms with good track records. Where to find strip out contractors in Sydney beyond that includes industry bodies, referrals from your fit out designer or project manager, and tender platforms that cater to commercial works. Look for firms that have completed projects in your building or precinct. A contractor familiar with your building’s dock, lift sizes, and fire system will save days.

For specialist needs such as heritage supervision or high-security clearances, ask the landlord for preferred providers. If your building has an in-house facility management team that coordinates base services, they often recommend subcontractors for fire, mechanical, and electrical isolations who already know the building.

Step-by-step schedule for a typical Sydney tenancy end strip out

Below is a concise sequence that works for most 300 to 1,500 square metre tenancies when returning to base building condition.

Confirm make good scope in writing with the landlord, gather drawings, and book lift and dock schedules for the entire program. Commission a hazardous materials survey, line up isolations with base contractors, and prepare Safe Work Method Statements for all activities. Soft strip loose items, decommission IT, remove security systems, and segregate e-waste for certified recycling. Isolate services with licensed trades, then remove partitions, glazing, ceilings or ceiling tiles as required, followed by flooring and joinery. Make good, patch, reinstate base lights or tiles if required, deep clean, test services, compile certificates, waste dockets, and handover pack.

Dealing with services: electrical, data, mechanical, and fire

Electrical decommissioning should include a board-by-board review of circuits, labelling, and isolation. Remove tenant distribution boards if they were added, and blank any penetrations. Data cabling must be removed back to the building’s nominated termination point, typically the tenancy distributor. Coordinate with the building’s riser manager to avoid leaving orphaned cables in risers. Some landlords allow cables to remain if bundled and tagged, but get this in writing.

Mechanical services are sensitive because they affect other tenants. Remove supplementary units, cap chilled water and condensate drains neatly, and rebalance the base system if you changed airflow. Evidence of commissioning can be part of handover.

Fire services carry the highest risk. Engage the building’s fire contractor to design temporary protection measures if you are removing ceilings. After demolition, ensure detection and sprinklers meet base layout. Never leave the tenancy with impaired protection without formal sign-off.

Interaction with councils and local regulations

Where are laws and regulations for strip outs in NSW found? Start with NSW legislation hosted on legislation.nsw.gov.au for the Environmental Planning and Assessment Act and WHS Regulation. SafeWork NSW publishes codes on demolition and asbestos. The NSW EPA provides guidance on waste classification and transport. Local council websites list requirements for skip bins, kerbside permits, and out-of-hours work where applicable.

Where are local councils for strip outs in Sydney that matter? If your building sits in the City of Sydney, you will often engage with rangers for street occupancy. In North Sydney, Ryde, Parramatta, or Liverpool, similar rules apply but forms and fees differ. In strata-titled commercial buildings, the owners corporation can add its own layer of approvals and bonds. Your contractor should manage council paperwork, but as tenant you should see copies and keep them with your project file.

Disposal and recycling logistics that actually work

Theory says separate waste streams. Practice says you need space near the lift to stage materials and a strict plan for bin swaps. Split out metals and clean plasterboard because they are easy wins. Carpet tiles only recycle well if dry and clean; pull them before dusty demolition. For timber, avoid mixing with painted or treated sections if you want higher recovery. Keep a drape of plastic at the tenancy entrance to control dust, and a vacuum at the dock to keep building management onside.

Where to recycle materials from an office strip out gets easier if your contractor pre-books slots with facilities safely disposing of hazardous materials NSW that can accept segregated loads. Ask for a daily waste report and weekly summary that shows weights and destinations. Landlords increasingly ask for this detail, and it proves you took environmental obligations seriously.

The human side: neighbours, noise, and goodwill

Strip outs disrupt. Your neighbours do not care that your lease ends next week. They care that the grinder started at 9 am and ruined their client presentation. Advance notice helps. Ask building management to circulate noisy works notifications 48 hours ahead. Keep loud works to approved windows. Sweep common areas daily. If a neighbour complains, respond quickly and adjust. Building managers remember considerate tenants when it is time to release bank guarantees.

Edge cases and pitfalls to avoid

Two days before handover, the fire engineer discovers that the open plan layout after partition removal does not meet sprinkler head spacing. You need new drops and a test, which pushes handover by a week. Avoid this by having the fire contractor inspect the proposed end state early.

You planned to reuse the building’s base ceiling tiles after removing partitions, only to find half are stained or out of production. Budget a contingency for tile replacement or agree in writing that an exposed services ceiling is acceptable if the landlord is refurbishing.

Your IT team forgot about a carrier demarcation in the riser. Carrier techs need 10 business days to attend. Start the disconnect process as soon as your move date is set to avoid paying for dark circuits after you leave.

Your contractor mixes e-waste with general waste. You lose diversion credits and, worse, breach data policies. Segregate and lock the e-waste area. Get destruction certificates for drives and tapes.

Handing back the tenancy with confidence

A clean, safe, and documented handover prevents disputes. Walk the space with the landlord and building manager, carrying the agreed scope, a set of photos from before and after, services isolation certificates, fire and mechanical completion reports, waste disposal dockets, and any reinstatement warranties. Hand over all keys, cards, and codes. Return any base building materials you stored, such as spare ceiling tiles.

If your lease includes a reinstatement bond or bank guarantee, a timely and tidy handback shortens the path to release. It also strengthens your relationship with the landlord, which matters if you seek references or return to the building later.

Final guidance for tenants in NSW

Plan early, scope clearly, and choose a contractor who has done it in buildings like yours. Do not underestimate services isolations and waste logistics. Ask the landlord to confirm the make good standard in writing. Use the quiet periods if you can. Keep your paperwork in order, from permits to waste dockets. And remember that a good strip out is not judged by how fast things come out, but by how few surprises appear on the last day.

If you need a starting brief: what is included in an office strip out in Sydney is the removal of tenant-installed partitions, finishes, services, and signage, followed by making good to the agreed standard, all executed under NSW safety and environmental regulations. With that frame, the rest becomes a matter of sequencing, documentation, and discipline.

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Pub: 21 Sep 2025 22:01 UTC

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