NSW Timing Guide: Ideal Windows for Office Strip Out Projects

1. Office strip outs sit at the junction of tenancy obligations, building operations, and construction logistics. In New South Wales, timing drives cost, safety, and goodwill with your landlord and neighbouring tenants. Get the timing right and the project moves quietly in the background while your team focuses on relocation or the next fit out. Get it wrong and you face after-hours penalties, storage hassles, additional rent, and prickly disputes about make-good scope. I have seen both ends of that spectrum in Sydney’s CBD and Parramatta towers, and the deciding factor is almost always planning the right window. This guide walks through the ideal timeframes for office strip outs across NSW, how those differ from fit out schedules, and which local realities affect dates and delivery. It includes practical details on permits, safety, disposal of waste, and hiring, along with what a typical make-good scope covers in Sydney. What “strip out” means in a Sydney tenancy An office strip out returns a tenancy to a base building condition, or another state specified in your lease. In most Sydney commercial leases, the phrase “make good” signals that you must remove tenant-installed elements and repair any damage. What is included in an office strip out in Sydney varies, but the common items are consistent across Grade A towers and secondary stock. Typical materials and assemblies removed include carpets, ceilings, walls, Click here! internal glazing, workstations, joinery, loose partitions, kitchenettes not part of the base build, cabling from your distribution onward, signage, and supplementary services like tenant-installed air conditioning units. Data cabling, floor boxes, and some fixtures are a grey area unless the lease is explicit, so request the landlord’s make-good schedule at least six to nine months ahead of your lease end. Where the lease defines “warm shell” or “cold shell,” the strip out scope adjusts. Warm shell often leaves ceilings and base lighting intact. Cold shell pushes closer to a bare slab, which lengthens program and waste volumes. If you intend to complete a new office fit out after the strip out, sequencing the trade crossover matters, and it changes your timeline. The calendar matters more than you think The ideal time for an office strip out project in NSW depends on your lease, the building’s occupancy pattern, and waste logistics. The most favourable windows often appear during quiet building periods: late December to mid January, Easter long weekend, and school holiday weeks when tenant foot traffic dips. Not every landlord allows noisy work during holidays, but many facilitate after-hours access and goods lift bookings. The reduced congestion cuts program times by 10 to 20 percent in my experience, primarily due to faster lift cycles and easier waste movement. Sydney’s weather rarely halts interior work, yet summer heat affects manual handling and adhesive removal, which can slow crews unless provisioned with ventilation and breaks. Conversely, winter sees shorter daylight but stable indoor conditions. If your floor faces façade replacement, BMS works, or other base building upgrades, your landlord might dictate a blackout period or, oddly, encourage you to strip out earlier to align with those works. Confirm the building’s annual works calendar alongside your lease milestones. Office fit out vs strip out timeline Fit out and strip out share trades and processes, but their drivers diverge. where are local councils for strip outs in Sydney Strip outs are governed by make-good clauses and end dates. Fit outs revolve around design, approvals, and procurement. A ten-week fit out can sit beside a two-to-four-week strip out for the same size floor. That difference tempts some tenants to leave strip out planning until the last few weeks, which is where they lose time to approvals, lift delays, and hazardous material discoveries. For a 1,000 to 1,500 square metre tenancy in Sydney, a practical strip out timeline runs four to six weeks door to door. That includes approvals, services isolations, site establishment, demolition, make-good repairs, and final clean. The demolition portion alone might be ten to fifteen working days with efficient access. Fit out, even with a simple design, tends to require longer lead items and authorities’ approvals, so ten to sixteen weeks is a normal band. If you are contemplating an “end-of-lease strip out plus immediate new fit out in the same building,” aim for a mild overlap. Complete isolations and removals first, lock in inspections, then mobilise the fit out team. Avoid concurrent heavy demolition and new services installation on the same floor, which can tangle responsibilities and risk safety breaches.

2. When landlords require strip outs, and how leases drive timing When do landlords require strip outs? Most commercial leases in Sydney state that make good must be completed by the lease expiry date, with the premises returned in the agreed condition and cleared of tenant property. If you hold over and need extra days, expect market rent plus penalties, and the building may reallocate your goods lift bookings to a new tenant. Some landlords permit partial make good if a new occupant wants your partitions or breakout area, but rely on a written variation or deed to avoid later disputes. Work backward from your lease expiry. Start landlord consultation six to nine months out, especially in towers managed by large institutions. Their building managers operate strict after-hours rules, noise windows, and induction requirements. If your strip out requires floor penetrations, saw cutting, or plant isolations, approvals can take two to three weeks. Book the goods lift and loading dock early, particularly in the Sydney CBD where dock windows are shared across multiple tenants. Planning the program: a realistic week-by-week view How to plan an office strip out in Sydney starts with three anchors: lease obligations, building approvals, and disposal logistics. A workable structure for a mid-size floor looks like this: Week 1: Confirm scope with landlord, request make-good clarification in writing, appoint principal contractor, submit Safe Work Method Statements and insurances, schedule isolations for electricity, mechanical, and fire services, and lock in waste streams with your recycler or transfer station. Weeks 2 to 3: Establish site, set up hoardings and signage, complete services isolations and lockout-tagout, remove loose furniture and redundant IT equipment, then proceed with soft strip - carpets, lighting that is tenant-installed, joinery, and partitions. Weeks 3 to 4: Remove ceilings and walls in the hard strip phase, pull redundant cabling back to agreed demarcation, patch penetrations, and make good slab and walls. Conduct interim inspections with building management. Week 5: Final repairs, painting where required, base lighting alignment if left in place, clean, and arrange landlord walkthrough. Rectify snags quickly. This outline assumes unencumbered access, scheduled after-hours noisy works, and no hazardous materials beyond minor ceilings or sealants. Add time for surprise services clashes or significant slab patching. Safety requirements that drive sequencing Safety rules shape the order of works as much as the calendar. What are safety requirements for strip out work in NSW? At minimum, enforce SafeWork NSW obligations: risk assessments, SWMS for high-risk work, worker induction, and properly licensed trades for electrical and fire systems. You must isolate electrical circuits and verify dead before removing ceilings or partitions. Fire sprinklers and detection systems require careful management to avoid false alarms and building shutdowns, so engage a licensed fire contractor to isolate zones and re-commission promptly. Manual handling and silica exposure deserve attention. Saw cutting or chasing can generate dust that breaches neighbouring tenancies. Use dust extraction and wet cutting techniques where practical. Hoardings and negative air machines help when you work next to live offices. Building management will require out-of-hours noisy work for hammer drilling and ceiling grid removal. That constraint suggests evening or early morning shifts, which your program should anticipate. Hazardous materials and responsible disposal How to dispose of hazardous materials in a strip out in NSW depends on the material class. Older buildings can contain asbestos in vinyl tiles, mastics, pipe lagging, or fire doors. Lead paint exists in some plant rooms and steel components. If your due diligence highlights suspected asbestos, engage a licensed asbestos assessor to test and, if confirmed, a Class A or B removalist as required. Do not allow general demolition crews to disturb suspect materials. Program impacts can be modest if you confirm early and run removal in dedicated blocks. Where to dispose of construction waste in NSW is governed by EPA regulations. Use licensed transfer stations and track waste dockets by stream: mixed construction and demolition waste, metals, clean timber, plasterboard, and e-waste. Many Sydney operators can provide separate bins for recyclable streams, which reduces cost and improves diversion rates. Where to recycle materials from an office strip out depends on the volume and condition: steel framing, aluminium glazing, and cabling are straightforward; carpet tiles and ceiling tiles can be recycled through specific schemes if

3. uncontaminated. If you plan to liquidate or donate furniture, organise that before demolition begins. Once items move into a waste bin, the recycling potential drops dramatically. What environmental regulations apply to strip outs? The NSW Protection of the Environment Operations Act sets the framework for waste transport and disposal. Keep records of weights, destinations, and recycling rates. Some landlords ask for an environmental report showing at least 60 to 80 percent diversion for strip outs. Spill kits on loading docks, dust control within hoardings, and noise restrictions form the day-to-day controls. Poor waste documentation is a common reason for withheld bonds at project close. Permits and approvals that often surprise teams What permits are needed for strip out work in NSW varies by building and scope. Internal non-structural demolition usually sits within the building’s management control rather than a full council development application. You will need building management approval, after-hours permits, and sometimes a minor works permit that sets conditions for noise, lift use, and fire system isolations. If you alter egress paths, penetrations, or structural elements, you may require a Complying Development Certificate or a private certifier’s involvement. For heritage-listed buildings, council oversight may extend to interior elements, even if works are non-structural. Confirm with the landlord’s project manager. Where are laws and regulations for strip outs in NSW? Start with SafeWork NSW for worker safety requirements, the NSW EPA for waste and transport obligations, and your building’s rules and induction packs. Many CBD towers have a digital portal with contractor forms, insurances, and SWMS templates. Keep copies of electrical isolation certificates and fire system test reports for your landlord handover. Access constraints, loading docks, and the nightly dance Sydney CBD towers operate like airports. Loading dock slots are short, goods lifts have speed limiters, and fire stairs are not freight corridors. Your strip out program must reflect dock bookings and lift capacity. If another tenant is moving in while you are stripping out, you will share access and see queueing delays. Book off-peak windows and push heavy waste removal to late night where permitted. In strata buildings with tight laneways, truck sizes are restricted, which increases the number of runs. Tipping fees are only part of your waste cost; drive time and labour quickly dominate if access is poor. Budget ranges tenants can defend How much does an office strip out cost in Sydney? For a straightforward 1,000 square metre tenancy with no asbestos, expect a broad range of AUD 35,000 to 85,000, driven by access, scope detail, and make-good finish. Complex jobs with full ceiling and partition removal, cabling extraction to demarcation, patching, and repainting can move into the AUD 90 to 150 per square metre range. Night works, dock restrictions, and waste separation requirements drive the upper end. Hazardous materials and structural changes sit outside these bands. Always request an exclusion list and rates for discoveries, rather than a single lump sum that ignores likely variations. Hiring the right team by capability, not marketing gloss How to hire contractors for strip out work begins with experience inside your specific building type. Ask for two comparable recent projects in the same council area or, better yet, the same landlord portfolio. Where to find strip out contractors in Sydney extends beyond search results: ask your building manager for the preferred contractor list. These teams already understand the induction process, lift rules, and noise windows, which saves days on coordination. Assess their safety culture. Request sample SWMS for ceiling removal, partition demolition, and electrical isolation. Query how they manage silica dust and fire system isolations. Ask who signs off on lockout-tagout and how they document circuits. If the contractor cannot articulate their process for isolations and dust control, keep looking. Review their waste reporting templates and recycling partners. Those details reveal whether you will receive credible EPA- compliant dockets at handover. Coordinating with your IT and decommissioning schedule Office tenancy end strip out schedules in Australia often fall apart when IT equipment and cabling linger. Decommission servers, wipe data-bearing devices, and remove tenant-owned network equipment before demolition starts. Clarify where your demarcation sits with the building’s riser manager or carrier. Pulling out copper and data cabling without clarity

4. risks knocking out another tenant. A short meeting with the landlord’s base building services representative can prevent that headache. If you plan to abandon floor boxes or redundant AV cabling, confirm in writing that the landlord accepts them. Most want them removed and the slab patched. That process takes time and creates dust. The earlier you schedule floor penetrations and patches, the more likely you will meet your deadline. Practical differences across NSW regions Sydney CBD works differently from a mid-rise in Macquarie Park or a heritage building in Newcastle. CBD towers have rigid access windows, tight docks, and strict noise controls. Suburban business parks offer easier access and cheaper waste runs, which shortens programs and lowers cost per square metre. Regional councils may require additional notifications for waste, and some transfer stations have limited opening hours, which matters if your team relies on late- night removal. Always align the program with the local council’s and the transfer station’s hours to avoid trucks waiting on the meter. Where are local councils for strip outs in Sydney? The main ones for commercial areas include City of Sydney, North Sydney, Parramatta, Ryde, and Bayside, among others. Their websites list construction noise guidelines and any out-of- hours work permit processes. Even if your building manager sets most conditions, you still need to respect council noise limits for the external environment, particularly for dock operations close to residential zones. Sequencing services and fabric removal safely How to safely remove ceiling, walls, and flooring starts with services. Verify electrical isolation and test for dead at the workface. Confirm fire detection isolation and cover heads to prevent dust-triggered alarms, always under a fire contractor’s guidance. Remove ceiling tiles after services are safe, then dismantle grids in manageable sections. Use mechanical aids for bulk waste to avoid manual handling injuries. For walls, score and dismantle plasterboard carefully to avoid damaging base building columns or façade anchors. For flooring, peel carpet tiles with scrapers and keep adhesive removal dust controlled. Where the slab needs patching, schedule grinding and patching in blocks to minimise silica exposure and coordinate with cleaning. What materials are removed, carpets, ceilings, walls, and how you stage them determine waste streams. Keep metals clean for higher rebates. Separate plasterboard if your recycler accepts it; gypsum can be recycled efficiently if uncontaminated. Timber skirting and doors often head to mixed waste unless you pre-arrange reuse. Hardware like door closers and hinges can be salvaged for facility teams if requested in advance. Bond, inspections, and the final week crunch The last week often compresses. Landlords typically perform two walkthroughs. The first identifies snags: missed data cables above the ceiling line, patching that needs rework, paint touch-ups, and cleaning. The second aims to close the loop. If you planned your program well, you reserved two to three days for snags. If not, your team scrambles overnight while lift bookings expire. Keep a punch list and update it daily with photos for the landlord. That approach protects your bond and shortens disputes. When do landlords require strip outs to be officially completed? By or before the end date, not later that week. If a new tenant is mobilising, your overrun can block their site establishment, which escalates quickly. Always build a buffer. Few clients regret finishing a week early. Many regret finishing one day late. Permitting and regulatory quick cues Where are laws and regulations for strip outs in NSW and what permits are needed for strip out work? Use this compact reference: SafeWork NSW: High-risk work controls, SWMS, asbestos licensing, and demolition safety guidance. NSW EPA: Waste classification, transport, and tipping obligations, including record-keeping. Local council websites: Out-of- hours noise permits, heritage constraints, and construction management expectations. Building management plans: Site-specific induction, lift use, fire system protocols, and after-hours applications. Keep scanned copies of approvals on a shared drive accessible to the site supervisor. Building security teams will ask for them at awkward hours.

5. Two short checklists that keep projects on time Pre-approval essentials for Sydney towers: Lease make-good scope confirmed in writing, including demarcation for services and cabling. Building management approvals, after-hours noise windows, and dock bookings secured. Electrical and fire isolation plans scheduled with licensed contractors and the base building team. Waste plan with streams identified and recycler booked, including e-waste and confidential destruction. Hazardous materials survey reviewed, testing arranged where required, and removalist pre-booked if needed. End-of-lease handover ready: All tenant-installed items removed and waste dockets compiled by stream and destination. Patching and painting complete, slabs repaired, and base lighting operational as specified. Fire detection reinstated, test certificates filed, and electrical circuits certified safe. Final clean completed, ceiling voids and risers checked for residual cable or fixtures. Landlord walkthrough booked with time for rectification before lease expiry. Choosing the right window: practical scenarios If your lease ends on 31 January, consider starting early to capture the quiet period between late December and mid January. Many tenants are away, docks open up, and after-hours work faces fewer conflicts. For a June expiry, watch for end-of-financial-year congestion. Contractors book out quickly, and building managers juggle many projects. Bring your approvals forward to April or early May to avoid a squeeze on lift bookings. If you have a flexible lease end with a right to extend, weigh the rent of a holdover month against after-hours premiums and compressed programs. Sometimes a modest extension saves money by allowing normal hours work and better waste logistics. At other times, an extension triggers market rent increases that outweigh those savings. Run the numbers with both your contractor and your leasing agent. Where timing intersects with neighbour relations Strip outs affect neighbours through noise, dust at dock doors, and lift availability. Courtesy and good communication pay off. Provide a one-page notice to adjacent tenants with key noisy windows and a contact for issues. Keep shared areas clean. If a neighbour runs trading floors or call centres, negotiate specific quiet hours. Building managers remember cooperative tenants and often repay that courtesy with flexible dock times or rapid isolation support. If you must strip out while fitting out elsewhere Many tenants are moving out of one site and into another. The office fit out vs strip out timeline becomes a balancing act across two addresses. Prioritise IT decommissioning first at the outgoing site, then preserve your team’s focus for the incoming fit out. Split your project management team so each site has a dedicated lead. Use shared procurement where practical, such as waste and electrical contractors across both sites, but avoid overcommitting crews. A delayed strip out can jeopardise bond recovery; a delayed fit out can push occupancy. Clear lanes help both finish on time. Final thoughts on timing as a strategic tool A successful strip out in Sydney rarely comes down to demolition speed. It is a choreography of approvals, isolations, dock slots, and neighbour goodwill. The ideal time for an office strip out project in NSW is the window that aligns your lease obligations with accessible docks, calmer building periods, and a contractor who knows the house rules. If you plan six to nine months out, confirm scope early, and book services isolations and waste partners ahead of the rush, you will keep your costs predictable, your safety assured, and your landlord satisfied. The real test is not how fast walls come down. It is whether you hand back a clear, safe, and compliant space on or before the date promised, with every docket and certificate in order. Do that, and you leave behind a reputation that makes the next project easier, whether you are fitting out across town or returning to the same building under a new banner.