Are you planning to move out of your current office space in Hong Kong? If so, there is one important step you should not overlook — professional office reinstatement. Whether you are downsizing, relocating, or wrapping up a lease, your landlord will likely require you to restore the office to its original condition.
In this complete guide, we will explain everything you need to know about professional office reinstatement in Hong Kong — what it involves, why it matters, how much it costs, and why working with a professional is always the smart choice.
Office reinstatement means returning your leased office space back to its original state, just like it was before you moved in.
This usually includes:
- Removing partitions and built-in furniture
- Repainting walls
- Restoring flooring system and ceiling system
- Reverting lighting, electrical, P&D, F.S. and A.C. systems
- Cleaning the space and preparing it for handover
In Hong Kong, this is a standard requirement in commercial lease agreements. Landlords expect tenants to remove any changes made during their tenancy — no matter how small.
Why Is Office Reinstatement Required in Hong Kong?
In most commercial leases in Hong Kong, there is a “Make Good Clause” or reinstatement clause/reinstatement obligations. This clause states that the tenant must return the office in the same condition it was in at the start of the lease.
Here is why it matters:
- Landlords / BMOs want the space ready for new tenants.
- It protects the value of the property.
- It ensures consistency in building standards.
Failing to reinstate can lead to:
- Losing your security deposit
- Legal disputes or extra charges
- Delays in your handover and rental penalties
That is why hiring a professional reinstatement team is crucial — they know exactly what is required and how to do it properly.
What Does Professional Office Reinstatement Include?
Professional reinstatement covers a wide range of technical and physical tasks. Let’s break them down one by one so you know what to expect:
1. Furniture and Partition Removal
Over time, many offices install custom setups:
- Workstations and cubicles
- Built-in storage cabinets or shelves
- Conference room dividers and reception desks
A professional team carefully removes all added elements, including furniture, fittings, and partitions. They also repair any damage to walls, ceilings, or floors caused by the installation or removal of these items.
2. Wall Repainting and Surface Repairs
Most leases require you to repaint walls to their original color, typically white or beige. The team will:
- Remove wall stickers, decals, or wallpaper
- Patch up holes, dents, or screws
- Sand the surface for smoothness
- Repaint using high-quality, low-odor paint
The goal is to make the walls look brand new, just like when you first moved in.
3. Ceiling Tile and Flooring Restoration
If you installed new flooring or ceiling fixtures, they must be taken out and replaced with the original materials.
For ceilings, this may include:
- Replacing ceiling tiles or panels
- Restoring the original light layout
- Repairing damaged ceiling grids
For flooring, it may involve:
- Removing carpet tiles, wood, or vinyl
- Cleaning or polishing the original floor
- Fixing any glue marks, cracks, or stains
This process ensures the next tenant receives a clean, level surface in good condition.
4. Glass Partitions and Custom Structure Removal
The offices in Hong Kong often add glass partitions, gypsum board ceilings and custom layouts. These must be safely dismantled.
A professional team will:
- Detach glass partitions and doors without breaking them
- Remove supporting frames or silicone joints
- Polish and clean the area to remove any marks
- Repair walls or floors where the glass was mounted
This work requires precision to avoid damaging surrounding surfaces or causing accidents.
5. Electrical, Lighting, Fire Service System, and HVAC Reinstatement
Electrical and mechanical systems are often modified during tenancy. These must be returned to their original settings.
This includes:
- Removing custom lighting like spotlights or track lights
- Reinstalling standard ceiling light panels or fixtures
- Moving electrical sockets or switches back to original positions
- Removing network cables or server setups
- Repositioning air conditioning vents or ducting
- Ensuring the system is balanced and functional
These tasks must be handled by licensed electricians, F.S. contractors, and HVAC specialists for safety and compliance.
6. Final Cleaning and Waste Disposal
After all the restoration work is done, the office must be professionally cleaned.
This includes:
- Sweeping and vacuuming all areas
- Cleaning windows, surfaces, and floors
- Removing all construction waste and packing materials
- Disposing of debris in accordance with Hong Kong’s Environmental Protection Department (EPD) standards
At Agrey, we also offer recycling and donation options for system furniture, such as workstations, chairs, pedestals, and materials.
7. Inspection and Handover Support
The last step is the final walkthrough with your landlord or property manager. A professional team will:
- Join the inspection to address any issues on the spot
- Provide photo evidence and documentation
- Make minor fixes if required before handover
- Ensure a smooth, stress-free transition
This step is important to secure your full deposit refund and close your lease cleanly.
How Long Does Office Reinstatement Take In Hong Kong?
Reinstatement timelines depend on:
- The size of your office
- The amount of work required
- Building access and working hour restrictions
Here is a general guide:
- Small office (under 2,000 sq. ft.): 4 weeks
- Medium office (3,000 –7,000 sq. ft.): 5 weeks
- Large office (8,000 – 20,000 sq. ft.): 6 weeks
Always plan ahead — start at least 2-3 months before your lease ends.
What is the Cost of Office Reinstatement in Hong Kong?
Reinstatement costs vary based on:
- Office size
- Type of fittings (such as type of raised floor panels, ceiling panels, and light panels)
- Project complexity (such as rebuilding command corridor area and fire-rated doors)
- Urgency and working hours
Average cost:
- Small office (under 2,000sq.ft.): HK$200,000 – $300,000
- Medium office (under 5,000sq.ft.): HK$500,000 – $800,000
- Large office (over 8,000 sq.ft.): Contact Agrey for a detailed quotation
It is always best to get a detailed quotation upfront to avoid surprises.
Why Choose a Professional Office Reinstatement Contractor?
Hiring an experienced team ensures:
- Compliance with lease and building rules
- Timely project completion
- Professional workmanship
- Full documentation and support
- Peace of mind
Trying to DIY or using cheap contractors can result in:
- Landlord rejections
- Safety hazards
- Extra costs
- Legal disputes
A trusted contractor saves you time, money, and stress.
Tips for a Smooth Office Reinstatement Process in Hong Kong
- Start planning at least 60 – 90 days before your office lease ends
- Read your office lease carefully to know the office reinstatement obligations
- Keep original office photos
- Coordinate early with the Building Management Office (BMO)
- Choose a contractor with local experience
- Leave room in your schedule for inspections or last-minute fixes
Case Study: Office Reinstatement Project in Central
Client: Legal firm
Size: 2,800 sq. ft.
Location: Grade A office tower in Central, Hong Kong
Challenges: Tight 3 weeks deadline, glass walls, Server Room with 24hrs AC system and custom built-in cabinets.
Solution: Full team rotation, overnight shifts
Result: Completed in 3 weeks, landlord and BMO satisfied, full deposit refunded
Frequently Asked Questions (FAQs)
Q: Is office reinstatement always required in Hong Kong?
Yes. It is typically a standard lease condition, and landlords enforce it strictly.
Q: Can I negotiate out of reinstatement?
Possibly — but this must be agreed in writing with your landlord before your office lease ends.
Q: What happens if I do NOT complete reinstatement on time?
You may face daily rental penalties, lose your deposit, or be charged for the landlord’s own contractor.
Q: Can I reuse the reinstated furniture or materials?
Sometimes — but most materials are removed for disposal or recycling. Reuse depends on condition and logistics.
Conclusion: Professional Office Reinstatement in Hong Kong
Professional office reinstatement in Hong Kong is a must-do step when wrapping up your commercial lease. It is not just about restoring the space — it is about protecting your deposit, avoiding penalties, and finishing your lease with peace of mind.
By working with the right contractor, you ensure everything is handled properly — from walls to wiring, ceilings to floors — so you can move forward with confidence.
📞 Need Help With Your Office Reinstatement Project in HK?
At Agrey, we specialize in comprehensive office reinstatement services tailored specifically for businesses in Hong Kong. Our team ensures your reinstatement project is executed quickly, efficiently, and cost-effectively, all while strictly adhering to landlord requirements, building regulations, and the unique terms of your lease.
Let us take the stress off your plate and ensure your handover goes smoothly.