Sydney’s commercial property market moves quickly, and office strip outs sit right at the hinge of every lease change, refurbishment, or relocation. Get the timing wrong and you bleed rent on a space you no longer need, pay rush premiums to contractors, or miss landlord obligations that were buried in Schedule 3 of the lease. Get it right and you hand back the tenancy on time, recover your bank guarantee without argument, and keep your project budget intact.
What follows is a practical timeline shaped by local practice in New South Wales, with the details most tenants, building managers, and project leads only learn the hard way. I will cover the triggers for when to carry out office strip out in Sydney, how the office fit out vs strip out timeline stacks up, what is included in an office strip out in Sydney, how to plan an office strip out Sydney teams can actually deliver, and the permits, safety, and environmental requirements specific to NSW.
What “strip out” really means under Sydney leases
Most commercial leases in Australia require a “make good” at the end of the term. The baseline version is to remove tenant-installed items and return the space to base building condition. That often includes:
- Carpets and other floor finishes, supplementary vinyl layers, adhesives and tack strips. Glazed and plasterboard partition walls, doors, sidelights, window films, and associated framing. Workstations, joinery, storage units, signage, window coverings, and blinds that were tenant-supplied. Services unique to the tenancy, such as supplementary air conditioning units, cabling and soft-wired power, pendant lighting, and security hardware. Ceilings, ceiling tiles, and grid if the tenant replaced the base grid with a non-standard system.
The fine print matters. Some leases require making good beyond removal. You may be required to re-paint, reinstate original base building ceilings, patch and make good slab penetrations, fire-rate penetrations, and re-balance or test base building services. When do landlords require strip outs? Typically at the expiry of the lease or early termination, with a deadline tied to the end date. Many Sydney landlords want practical completion of make good at least several business days before lease expiry so they can inspect and call defects. That detail should be clarified six months out.
Fit out vs strip out, and why timelines differ
An office fit out is additive. You coordinate deliveries, install trades, test services, then tune. A strip out is subtractive, but not simpler. You are tampering with existing building fabric and shared systems while trying to avoid nuisance to occupied floors. The sequencing is tighter because demolition, services isolation, and waste movements run under building rules, and noisy works are often restricted to after-hours.
The office fit out vs strip out timeline splits in two key ways. First, approvals during fit out focus on new works with design documentation upfront, while strip out approvals center on services isolation, hazardous materials handling, and traffic or lift management. Second, the risk envelope changes: in strip out work, latent conditions bite more often, from asbestos in old vinyl tiles to undocumented conduits in slab.
For planning, a light fit out in Sydney CBD might run eight to twelve weeks on site after approvals. A similar scale strip out can compress to two to five weeks on site, but only if approvals, isolation plans, and waste pathways are ready. If they are not, the program stretches just as easily as a fit out.
The ideal time for an office strip out project in NSW
Timing is driven by three things: your lease, the building’s operational constraints, and the broader market. Here is what experience suggests.
Start planning six to nine months before lease expiry. That is early enough to read the make good clause without emotion, to ask the landlord what “base building condition” means in that specific tower, and to compare the cost of strip out against a cash settlement. Your office tenancy end strip out schedule in Australia ideally starts well before Christmas if you have a Q1 expiry, since January trades and approvals can lag.
Contract in place by T minus 12 to 16 weeks. You need time to confirm scope against the landlord’s interpretation, then run a competitive quote or ECI process. If you leave contractor appointment until the last month, you will pay a premium and may fail to book goods lifts, which are tightly scheduled in Sydney CBD assets.
Commence on site four to six weeks before the handover date for small to mid-size tenancies. For full floors, plan eight to ten weeks, adding more if ceilings must be reinstated or if you have complex services removal. That window allows for isolation notices, noisy works out of hours, and a buffer for latent conditions.
Pick your working hours to avoid conflicts. Many towers restrict hammering and grinding to early mornings, evenings, or weekends. That means even a modest volume of demolition takes longer on the clock. If your tenancy sits above premium retail or a hotel, you may face stricter acoustic rules. The ideal time for an office strip out project in NSW often lands in shoulder seasons, avoiding peak holiday slowdowns and end-of-financial-year resource constraints.
The make-or-break first steps
Before you touch a ceiling tile, you need approvals and information. This is the point where well-run projects create glide path, and rushed ones hit turbulence.
Read the lease make good clause with a builder and, if stakes are high, a property lawyer. Words like “reinstate” and “remove” look clear but carry decades of custom. Ask for the landlord’s base building specification and a recent example of an approved make good. It is common for a landlord to require consistent ceiling tiles across a floor. If a previous tenant swapped the grid, you may inherit reinstatement duties.
Walk the space with the building manager. Clarify demolition hours, goods lift capacities, storage areas for skip bins, and any fire system isolation rules. Buildings differ. Some Sydney towers require a fire contractor on standby during ceiling removal. Others need 48 hours notice to isolate floor wardens during after-hours work.
Order a hazardous materials survey. Many Sydney offices built before 2003 still contain asbestos in old vinyl tiles, mastics, or even fire doors. A quick, low-cost survey can identify asbestos-containing materials, lead paint, and silica risks in masonry. If positive, you need a licensed asbestos removalist and an independent hygienist to sign off. This step decides how to safely remove ceiling, walls, and flooring without exposing workers or neighbours.
Map out services isolations. Removing tenant lighting, power, or supplementary air requires isolation by licensed electricians and HVAC techs, often with building-side permits. Accidental power cuts to base systems will trigger penalties. Plan and sequence isolations with clear tags and lockout procedures.
What is included in an office strip out in Sydney
Most make goods cover removal of non-base building elements and associated making good. The typical inclusions are straightforward on paper and messy in practice.
Carpets, carpet tiles, vinyl, and underlay, including adhesive removal back to slab. Expect to use low-odor adhesive removers and dust control. Concrete grinding may be necessary for thick mastic.
Partition walls and glazing. Plasterboard walls contain steel studs tied to slab or grid. Removal means patching and fire-stopping any penetrations. Glazed partitions require careful dismantling to avoid shard risks in shared lifts.
Ceilings and lighting where non-standard. If your fit out replaced base tiles or introduced feature ceilings, you will remove and either reinstate base tiles or leave exposed services, depending on landlord instruction. Confirm early what “base” means in that building.
Data and power cabling back to the first point of connection. Tenants usually strip out soft wiring, workstation umbilicals, floor boxes, and supplementary switchboards. Some landlords want floor boxes covered and fire-stopped.
Supplementary services. Security panels, CCTV, access control readers, and any additional condensers or split systems installed for server rooms. Removing HVAC means capping refrigerant lines and disposing of refrigerants under NSW rules.
Joinery, signage, and kitchenettes that were tenant-installed. Plumbing isolation and capping by a licensed plumber is mandatory.
The grey zone is always reinstatement. If you cut partitions that ran past the base carpet line, you may need to patch carpet to match. If you removed base light fittings, you may need to refit like-for-like. Get this in writing with the landlord to avoid a last-week argument.
Safety requirements, permits, and the NSW rules that actually bite
Strip out work looks simple until safety paperwork overruns the calendar. What permits are needed for strip out work in NSW? There is no single “strip out permit,” but you will likely need or interact with:
SafeWork NSW requirements. Any demolition works fall under the Work Health and Safety Regulation. If asbestos is present, a licensed asbestos removalist and notification to SafeWork NSW are required for friable or non-friable removal above threshold quantities. Methodologies must sit in a safe work method statement.
Fire system isolations. Buildings require notices for any works that obstruct or isolate detectors or sprinklers. Fire watchers or impairment permits are common, with time-limited windows to avoid leaving floors unprotected.
Electrical isolation permits. Lockout-tagout procedures and building-side approvals are enforced for any power shutdowns affecting common systems.
After-hours noise approvals. While there is no blanket state permit, compliance with the Protection of the Environment Operations Act and City of Sydney noise guidelines is essential. Building rules often mirror or exceed these limits.
Waste transport and tipping. Carriers handling waste and hazardous materials must comply with EPA NSW requirements. If refrigerants are removed, technicians must hold the appropriate ARCtick licence, and you must retain recovery certificates.
On safety, two risks recur. First, undocumented live services in ceilings and walls. Use a competent electrician to verify circuits before cutting. Second, manual handling injuries during carpet and ceiling removal. Plan dollies, lift aids, and sequencing to reduce strain. What are safety requirements for strip out work? At minimum: site induction, SWMS for each task, PPE appropriate to dust and noise, exclusion zones around lift lobbies during movements, and hygienist clearance if asbestos is removed.
Environmental obligations and where materials go in NSW
Strip outs generate volume. A full floor can yield 60 to 120 cubic metres of waste, sometimes more if ceiling grid and partitions dominate. What environmental regulations apply to strip outs? NSW law requires waste to be transported and disposed of at lawful facilities. The Waste Avoidance and Resource Recovery framework encourages recycling where feasible. For tenants, the key is to ask your contractor to provide a waste management plan and weighbridge dockets.
Where to dispose of construction waste NSW? Licensed facilities around Sydney accept mixed construction and demolition waste, with sorting lines that recover metals, clean timber, and concrete. Some sites in Western Sydney specialize in C&D recycling. For contaminated waste such as asbestos, only licensed landfill cells accept it, and special wrapping and manifesting is required.
Where to recycle materials from an office strip out? Metals, cabling copper, and clean glass from partitions have value. Ceiling tiles are hit-and-miss; some manufacturers take back undamaged tiles for recycling, others do not. Carpet tiles can sometimes be salvaged if a local charity or school can reuse them, but volumes and timing rarely line up. Furniture reuse is possible if arranged early. Several Sydney-based social enterprises and liquidators can uplift workstations and chairs if given a three to six week window.
How to dispose of hazardous materials in strip out NSW? Asbestos, lead paint chips, and refrigerants require licensed handlers. Fluorescent lamps and some LED drivers contain hazardous substances and should go to facilities that handle e-waste and lamp recycling. Keep a register of hazardous streams and retain disposal certificates. It is common for landlords to ask for these before releasing the bank guarantee.
Cost expectations in Sydney
How much does an office strip out cost in Sydney? Ranges matter more than single-price promises. For a small tenancy under 300 square metres with minimal reinstatement, costs can sit between 60 and 120 dollars per square metre. For mid-size tenancies from 300 to 1,000 square metres that include removal of partitions, carpets, and supplementary services, 90 to 180 dollars per square metre is common. Full floors with heavy glazing, ceiling reinstatement, and complex services can stretch to 150 to 300 dollars per square metre.
Variables that push price up include after-hours only work, tight lift access, asbestos removal, ceiling grid reinstatement, and long carry distances to skips. Conversely, easy access to a loading dock, allowance for noisy work during the day, and the ability to segregate waste for recycling temper costs. Always strip out price guide Sydney compare the projected strip out cost with the landlord’s cash settlement proposal if one is on the table. In high-rise CBD assets, some tenants accept a settlement when programs are tight or reinstatement scope is ambiguous.
A practical timeline that tends to work
The following schedule suits a typical Sydney tenancy of 500 to 1,000 square metres with standard partitions and floor finishes. Adjust up or down for size and complexity.
- T minus 9 months: Review lease make good obligations. Engage a project manager or builder for an initial scope check. Open the conversation with the landlord. Decide if a cash settlement might be preferable. T minus 6 months: Commission a hazardous materials survey. Request base building specs and a sample make good scope from the landlord. Map building rules with the manager. T minus 5 months: Issue a clear scope to two or three strip out contractors. Where to find strip out contractors in Sydney? Look at Tier 2 and reputable interiors specialists with local CBD experience; landlords and building managers can recommend firms that know the house rules. T minus 4 months: Select a contractor. Lock goods lift bookings, after-hours windows, and loading dock slots. Prepare permits and isolation plans. Order any base building materials needed for reinstatement. T minus 8 weeks: Finalize safety plans, SWMS, and waste management plan. Confirm where to dispose of construction waste NSW-side and line up recycling pathways. T minus 6 weeks: Start works on site. Strip loose furniture and joinery first, then power down non-essential circuits, then soft strip walls and flooring. Noisy structural removals scheduled after-hours per building rules. T minus 2 weeks: Complete reinstatement items, patch and paint, fire-stop penetrations. Conduct test and tag for remaining base services if required. Hygienist clearance if asbestos was present. T minus 1 week: Internal pre-inspection, fix defects. Book landlord walk-through. Assemble documentation: weighbridge dockets, disposal certificates, as-built notes for capped services. Lease expiry minus 2 to 3 days: Landlord inspection, quick defect cycle, final clean, handover.
This is the ideal curve. If your lease expires in December, shift earlier to avoid holiday closures. If you rely on a public sector tenant mix, note that governmental facilities often lock down approvals earlier in the financial year.
How to hire contractors for strip out work without drama
Sydney has a healthy market of contractors focused on make good and minor works. Avoid the lowest bid trap by weighing program, methodology, and knowledge of the specific building. Ask for site managers with recent experience in your tower or by the same owner. Check that they understand how to safely remove ceiling, walls, where are local councils for strip outs in Sydney and flooring where asbestos or lead may exist, and that they have relationships with licensed waste facilities.
Look for clarity on inclusions and exclusions. What materials are removed? Carpets, ceilings, and walls, yes, but who pays for ceiling grid reinstatement if base tiles do not match? Will they patch slab, and to what finish? What is included in office strip out in Sydney contracts varies, so nail definitions early. Good contractors present a risk register with allowances for latent conditions.
Where to find strip out contractors in Sydney? Start with building managers, who see make goods weekly. Commercial real estate agents often keep a shortlist. Industry associations and prequalification systems used by major landlords can also steer you away from unknown operators.
How to plan an office strip out Sydney teams can deliver
Strip outs die on poor logistics. The lift is your artery, and loading docks your lungs. Book both early and plan the flow. Most Sydney CBD buildings ration out lift slots in 30 or 60 minute blocks. Build your program around those windows, not the other way around.
Segment waste. Skips fill quickly with carpet and drywall. If you separate metals and cabling, you reduce mixed waste volume and may receive a small rebate. Keep the waste zone tidy, and cover bins to avoid wind-blown debris fines.
Control dust and noise. Negative air machines, zipper walls on plastic sheeting, and regular wet wiping keep shared corridors clean. Tell neighbors when noisy work will occur and stick to the times. The building manager will hear complaints before you do.
Track documentation. If you want your bank guarantee back, you will need a tidy pack: permits, isolation records, waste dockets, hygienist reports, and a completion letter from the contractor. Keep it all in one file and share a copy with the landlord at handover.
Permits and legal references, without the legalese
Where are laws and regulations for strip outs in NSW? You will interact with:
- Work Health and Safety Act 2011 and Regulation 2017 (administered by SafeWork NSW) for demolition, asbestos, and SWMS. Protection of the Environment Operations Act 1997 and associated noise guidelines for construction noise limits. Environmental guidelines and EPA NSW rules covering transport and disposal of waste, including asbestos and restricted materials. The National Construction Code for fire integrity during and after works, including fire-stopping penetrations. Building-specific rules of occupancy and operational manuals. These sit outside statutory law but are enforced as conditions of access.
You will not need a Development Application for a pure make good that restores a tenancy to base condition, but if works affect the building’s fire system configuration or facade, consult the building certifier. Some councils require notification if work spills into the public domain for skip bins or crane lifts. Where are local councils for strip outs in Sydney relevant? City of Sydney, North Sydney, Parramatta, and other LGAs have public domain permits for footpath occupation and traffic control; your contractor should handle these.
A few Sydney-specific wrinkles
CBD towers with premium-grade services often restrict work near risers. Plan line isolation days with base building contractors, not just your own. Heritage-listed assets in the city fringe can trigger conservation considerations even for internal demolition. Strata commercial buildings add another layer, with owners corporations setting access rules stricter than many institutional landlords.
The market calendar matters. Around financial year end, building engineers and certifiers get busy with compliance cycles. During school holidays, trades availability fluctuates. If your strip out falls across public holidays, expect a program kink unless you pay penalty rates.
Common mistakes and how to avoid them
Tenants assume base building ceilings are waiting above their fit out. In many older buildings, they are not. If your tenancy lacks a complete base grid, you may need to procure tiles that match the floor or even the whole building series, which can take weeks.
Late discovery of asbestos in vinyl tiles is the second frequent surprise. Even in polished buildings, hidden rooms and storage cupboards can hold legacy materials. Do not skip the survey.
Underestimating waste volume creates a pile-up in the loading dock. If your plan calls for two skips a day and you only have one lift slot, your site team will stack material in the tenancy, raising safety concerns and slowing work.
Finally, leaving landlord communication to the end invites a dispute. During the last fortnight, small disagreements over paint sheen or patching methods can turn into withheld approvals. Share progress photos weekly and ask the landlord’s facilities rep to walk the site mid-program.
A brief checklist for project leads
- Confirm lease make good scope with landlord, in writing, at least six months out. Commission a hazardous materials survey and line up licensed removal if needed. Lock goods lift, loading dock, and after-hours windows early. Select a contractor with building-specific experience and clear inclusions. Track waste and hazardous disposal with weighbridge and clearance certificates.
The bottom line
The right time to carry out a strip out in Sydney is earlier than most tenants expect. Begin the conversation with your landlord nine months before lease expiry, procure a contractor by four months out, and start on site with a buffer of several weeks. Plan for safety and environmental compliance as core tasks, not add-ons. If you are clear on what needs to be removed, where it will go, and how the building operates day to day, you will complete on time, control cost, and hand back a space that the landlord accepts without argument.