The Reinstatement Clause: What Tenants Are Liable For
Short answer: A reinstatement clause typically makes you liable for removing your fit-out, repainting walls to their original colour, repairing any damage you caused, and in many leases, using a contractor the landlord names, all at your own cost.
What the clause usually requires
According to SingaporeLegalAdvice.com's breakdown of common Singapore commercial lease terms, reinstatement obligations typically include "removing all furniture, repainting all walls to their original colour and repairing any damage the tenant has done to the premises." Many landlords also require tenants to remove partitions and dismantle electrical fittings so the unit sits closer to bare-shell condition for the next occupant.
The exact scope is set by your specific lease, not a general rule, so the first real step is pulling out your agreement and reading the reinstatement or yielding-up clause word for word, ideally with the fit-out drawings from when you first moved in as a reference point.
Who picks the contractor, and who pays
One detail catches many tenants off guard. As SingaporeLegalAdvice.com notes, "the reinstatement clause may also state that the reinstatement contractor will be appointed by the landlord at the tenant's cost." If your lease has this nominated-contractor wording, you may not get to shop around freely, and you should still request an itemised quote so you can check it's reasonable.
Where the lease leaves the contractor choice to you, treat that as an advantage: get quotes from more than one reinstatement contractor and compare scope, not just price. Our guide on choosing a contractor covers what to check before you sign anything.
Frequently asked questions
Can I negotiate the reinstatement clause when I sign a lease?
Yes, this is usually easier at that point than later. Ask for a defined scope of works, a fixed handover standard, and, where possible, the right to choose your own contractor. Our clause checklist covers the full list of questions to ask.
Related guides
- What Is Reinstatement in a Singapore Commercial Lease?
- Security Deposit and Reinstatement Costs: What Happens If You Don't Comply
- What to Check in a Reinstatement Clause Before You Sign a Lease
Sources
Checked July 2026.