Two phrases cause the most confusion at the end of a commercial lease: "bare shell" and "original condition." They sound similar, but they can mean very different amounts of work and very different costs.
Bare shell vs original condition at a glance
Bare shell
Returning the unit to its most basic state, an empty box ready for the next tenant to fit out. Typically:
- Partitions, ceilings and built-in fittings removed
- Floor finishes removed down to the screed
- Electrical works terminated back to the main distribution board
- Walls made good and, in many cases, painted
Original condition
Returning the unit to exactly how it was when you received it. This can include:
- The landlord's original ceiling and lighting
- Original flooring or partitions
- Any landlord fittings you removed during your fit-out
- Putting things back, not just taking things out
Why the difference matters
- Scope: original condition can involve putting things back, not just removing them.
- Cost: the two can differ significantly depending on what was there before.
- Disputes: most deposit deductions happen because tenant and landlord had different ideas of what "done" looks like.
How to avoid disputes
Check your lease wording
It should say which standard applies to your unit.
Get the original handover drawings
Ask your landlord for the plans from when you moved in.
Agree on the scope in writing
Confirm exactly what needs to be done before works begin.
Use a contractor who knows landlord requirements
They should document the completed works with photos for your handover.
Not sure which standard applies to your unit?
Our team can review your requirements during a free site assessment and send a clear, itemised proposal within 24 hours.
