For commercial tenants in Adelaide, an end-of-lease inspection can determine whether the premises are accepted as handed back or whether further cleaning and make-good work is required. At Zenith Cleaning Service, we regularly handle these requirements for offices, retail tenancies, warehouses and industrial sites across South Australia.
The short answer: the standard is the condition the premises were in when you took them on, allowing for fair wear and tear. Not showroom new, not merely tidy. The condition recorded in your entry report, less the ageing any building experiences over a lease term.
This guide covers what that means in practice, how routine inspections differ from the final one, and where tenants most often lose money. It also covers short-stay and Airbnb properties, where the inspection standard works differently again.
Your Lease Sets the Standard, Not the Agent’s Opinion
For residential tenancies, the rules are different. In South Australia, residential tenants should refer to Consumer and Business Services (CBS) and the Residential Tenancies Act 1995. The inspection sheet records the property’s condition at the start of the tenancy and is used for comparison when the tenant leaves. Consumer and Business Services
This article focuses on commercial and retail tenancies, where the lease sets out the tenant’s responsibilities. The Retail and Commercial Leases Act 1995 provides protections for many retail and commercial leases, generally where annual rent is below $420,000. The Retail and Commercial Leasing Guide is a useful starting point. Small Business Commission SA
So before you plan any clean, read three things in your lease:
- The condition report or schedule of condition from when you moved in
- The repair and maintenance clause, especially what counts as structural
- The make-good clause, which sets what you must restore, remove or reinstate
If your lease is unclear about cleaning requirements, check the lease and condition report before committing to the work. For disputed wording or lease obligations, seek legal advice. Small Business Commission SA
Two Inspections, Two Different Standards
Confusing these is a common mistake we see.
Routine Inspections During The Lease
Your landlord or agent may inspect the premises during the lease to check that they are being properly maintained. The focus is on the condition of the premises and whether the tenant is meeting the responsibilities set out in the lease.
They may identify damage, neglected maintenance or cleaning issues that need attention. Grimy washrooms, damaged flooring, water marks, blocked drains and overflowing waste areas can all become issues. A well-run office cleaning or retail cleaning schedule can help keep these areas under control.
The Final Inspection At End Of Lease
The final inspection checks whether the premises have been returned in accordance with the lease and any applicable make-good requirements. Commercial leases may require tenants to complete repairs, cleaning, repainting or other work before the premises are handed back.
The standard depends on your lease, condition report and make-good clause. This may include removing fit-out, signage or cabling, repairing damage caused by removal work, and cleaning the premises. It is a project rather than a routine clean, which is why end-of-lease cleaning should be planned separately.
What Fair Wear And Tear Actually Covers
Fair wear and tear is the ageing a building experiences through ordinary, permitted use. It is not a general excuse for a dirty tenancy.
Generally accepted as fair wear and tear:
- Faded paint and carpet from sunlight over a long lease
- Minor scuffing on walls in normal traffic areas
- Worn traffic lanes in carpet consistent with the lease term
- Small marks from ordinary furniture placement
Generally not accepted:
- Grease build-up in kitchens and staff rooms
- Stained or soiled carpet from spills that were never treated
- Scale, mould or grime in washrooms
- Adhesive residue, screw holes and patching from signage or fitout
- Marks from equipment that was dragged rather than lifted
- Grease and tyre marks on warehouse or loading dock floors
The distinction usually comes down to one question: is this the building ageing, or is this something that was not cleaned or maintained? It’s the test most landlords apply, and the one a court would consider in a dispute. The Small Business Commission SA can also assist with commercial leasing disputes and help parties work towards a resolution.
Routine Inspection: What To Have Covered
For a periodic inspection, check that the premises are being maintained in line with your lease and deal with any cleaning, maintenance or repair issues that need attention.
- Washrooms fully cleaned, with no scale on taps, no grime in grout and consumables stocked
- Kitchen and staff room benches, sinks, splashbacks and appliance interiors clean
- Bins emptied, bin bodies washed and waste areas tidy and not overflowing
- Floors vacuumed or mopped throughout, including corners and under furniture
- Carpet free of untreated stains
- Internal glass, partitions and reception glass clean
- High dusting done: vents, light fittings, ledges and cupboard tops
- Storage rooms and comms cupboards orderly rather than a dumping ground
- Any damage or leak reported to the appropriate person in writing
End Of Lease: The Make-Good Cleaning Standard
This is a deeper scope and it takes planning. The exact work depends on the lease and condition of the premises, but a typical end-of-lease clean may cover:
- Full internal clean of every room, including inside cupboards, drawers and joinery
- Hard floor strip and seal for vinyl, where required
- Professional carpet cleaning by hot water extraction
- Degreasing of kitchens, staff rooms and food preparation areas
- Complete washroom detail, including grout, partitions, fittings and accessible areas behind fixtures
- Wall spot-cleaning and removal of adhesive residue, hooks and signage marks
- Internal, external and high-reach window cleaning, where accessible
- High-pressure washing of external paths, entries and loading areas
- Warehouse and industrial floor cleaning, including oil and tyre marks
- Removal of rubbish left in the premises and storage areas
Zenith offers a 100% bond-back guarantee on cleaning items within the agreed scope. If the agent raises an issue relating to cleaning covered by that scope, the team will address it. The guarantee does not cover building repairs, unpaid rent, damage or fit-out reinstatement, which fall outside a cleaning contract.
Short-Stay And Airbnb Properties: A Different Kind Of Inspection
Short-stay properties need a different cleaning approach because the property is checked between guest stays rather than only at the end of a tenancy.
Guests notice cleanliness: Cleanliness is a scored category on major platforms such as Airbnb and Booking.com, and guests can comment on it in their reviews.
Turnovers run on the clock: A fixed cleaning checklist helps keep each turnover consistent and reduces the chance of missing important tasks. Airbnb recommends using a turnover checklist and keeping spare bedding and towels available for quicker turnovers.
A short-stay turnover checklist may include:
- Bathrooms cleaned and checked
- Kitchen surfaces and appliances cleaned
- Linen and towels changed
- Essential supplies restocked
- High-touch areas cleaned
- Floors vacuumed and mopped
- Damage or missing items reported before the next guest arrives
Building and body corporate rules also matter: Apartment properties may have separate requirements for common areas, waste handling and access. These should be checked before arranging cleaning or guest turnover.
Where Tenants Lose Money At The Final Inspection
These are common areas that can lead to additional work or cleaning costs at handover.
- Leaving it until the last week: Floor treatments and carpet cleaning may need drying or curing time. Leave enough time for a final inspection and any corrections.
- Cleaning before the fit-out comes out: Removal work can create dust, adhesive residue and other mess. Complete the removal and repairs before the final clean.
- Ignoring high-level areas: Vents, light fittings, ledges and other accessible high surfaces are easy to overlook during a final clean.
- Treating vinyl like it only needs mopping: If the lease or condition of the floor requires it, worn vinyl may need stripping and resealing rather than routine cleaning.
- No before-and-after evidence: Keep photographs and records of the property’s condition before handover. The Small Business Commission SA recommends documenting the condition of commercial premises and pre-existing damage.
- Forgetting external areas: Check loading docks, bin enclosures, entry paths, car parks and other external areas if they form part of the premises or your lease obligations.
When To Book The Clean
Timing can make the handover process easier to manage. A workable sequence for most Adelaide tenancies is:
- Six to eight weeks out: Re-read the make-good clause and entry condition report, and get quotes.
- Three to four weeks out: Book the clean and any required trades, before removalists lock in your dates.
- After fit-out removal and repairs: Complete the clean once the mess-making work is finished.
- Two to three days before handover: Complete a final walkthrough, take photographs and prepare a punch list.
- Handover day: Meet the agent on site where possible rather than handing back the keys remotely.
Planning the work in this order gives time to complete the cleaning, address any issues and make final adjustments before handover.
Staying Inspection-Ready Through The Lease
The cheapest exit clean is the one that starts three years earlier.
A tenancy cleaned on a proper schedule ages differently. Carpet that has been vacuumed properly does not need rescue extraction. Vinyl that has been maintained holds its seal. Washroom grout that has been cleaned weekly does not need chemical intervention at handover. The work health and safety expectations that apply to your workplace during occupation, including keeping facilities clean and in good working order, largely align with what your landlord wants to see anyway.
That is true across every property type we look after, from warehouses and industrial sites to gyms, restaurants and strata common areas. Sites with a maintained schedule hand back cleanly. Sites without one pay for the gap at the end.
Why Adelaide Businesses Choose Us For Exit Cleaning
- 100% Bond-Back Guarantee: Cleaning items within the agreed scope are covered, with any covered cleaning issues rectified.
- Full Strip And Seal Capability: Vinyl floor stripping and sealing, plus high-pressure washing for external areas and warehouse floors.
- High-Reach Window Cleaning: High-reach window cleaning can be included within the agreed cleaning scope.
- Supervisor Sign-Off: Cleaning checks are completed before the team leaves site.
- $20M Public Liability Insurance: Public liability insurance and ReturnToWorkSA cover, with compliance documentation available when required.
- Directly Employed Cleaners: Directly employed, police-cleared cleaners rather than subcontractors.
- Fixed Quotes: Clear pricing based on the agreed cleaning scope, without hidden line items.
Planning an end-of-lease clean? Request a free quote, contact our Adelaide team, or call 0450 763 725 to arrange a site walkthrough.
Frequently Asked Questions
How clean does a commercial property need to be at the final inspection?
Clean to the condition recorded when you took possession, less fair wear and tear, plus anything your make good clause specifically requires. In practice, that means professionally cleaned throughout: floors restored, carpets extracted, washrooms and kitchens detailed, glass done, and all rubbish and fitout residue removed.
Do I have to use a professional cleaner for an end of lease clean?
Your lease may not require it in those words, but most commercial make-goods include work that needs commercial equipment: strip and seal, hot water extraction, high-reach glass and pressure washing. A general clean will not meet that standard, and a failed inspection usually costs more than the original quote.
What is the difference between routine and end of lease cleaning?
Routine cleaning maintains the premises during occupation on a set schedule. An exit clean restores the premises to handover condition as a one-off project, and it is scoped against your lease rather than your weekly checklist. The two are priced and planned separately.
Can the landlord withhold my security deposit over cleaning?
They can claim against it for cleaning that falls short of your lease obligations, which is why documented before-and-after evidence matters. Keep your entry condition report, photograph the premises at handover, and keep a copy of the cleaning scope you paid for.
How long before handover should I book the clean?
Three to four weeks ahead for booking, with the clean itself performed after fitout removal and any repairs. Strip and seal in particular needs time to cure, so compressing the schedule into the final days removes your ability to fix anything the walkthrough finds.
How clean does an Airbnb need to be for inspection?
Higher than a standard rental, and continuously rather than periodically. Every guest effectively inspects the property, and cleanliness is scored publicly on booking platforms. Short-stay properties need a fixed turnover standard covering bathrooms, kitchen, linen, consumables and high-touch disinfection between every stay, plus periodic deep cleaning through the year.
Do you clean warehouses and industrial premises as well as offices?
Yes, warehouse and industrial handovers involve high-pressure floor washing, oil and tyre mark removal, high-level dusting and external hardstand areas. These sit within our broader commercial cleaning services across Adelaide and are scoped on site rather than over the phone.
We are staying put but have an inspection coming. What should we prioritise?
Washrooms, the kitchen, floors and waste areas, in that order, plus anything you have already reported in writing. Routine inspections assess care and maintenance rather than presentation, so a consistent cleaning schedule does more for you than a single scramble the week before.
