Soft strip demolition is the systematic removal of all non-structural elements from a commercial building, leaving only the structural shell intact. It is also known as a defit or make-good in Australian commercial real estate. Soft strip covers internal walls, ceilings, flooring, fixtures, fittings, services and finishes. Hard demolition (removing structural elements) is a separate scope. Most commercial lease end-of-lease make-goods on the Gold Coast and Brisbane fall under soft strip demolition.
What Soft Strip Demolition Covers
A complete soft strip removes:
- Non-structural internal walls (plasterboard, partitions)
- Suspended ceiling tiles, grid systems and plenum infrastructure
- All flooring (carpet, vinyl, tiles, timber, concrete coatings)
- Fixtures and fittings (cabinetry, joinery, signage)
- Mechanical services to landlord-specified state
- Electrical fittings (lighting, GPOs, data)
- Plumbing fixtures (basins, taps, toilets)
- Branded surfaces and finishes
- Furniture, partitions and screens
Structural elements (load-bearing walls, columns, slabs, roof structure) remain in place.
What Soft Strip Does Not Cover
Soft strip is distinct from:
- Hard demolition: removing structural walls, slabs, roofs
- Civil demolition: external pavements, foundations
- Hazardous demolition: asbestos, lead paint, contaminated materials (handled by licensed specialists)
- Structural alterations: cutting new openings, installing new beams
These typically require separate scopes and licensed structural demolition contractors.
Why Soft Strip Is Required at Lease End
Commercial leases include "make-good" or "reinstatement" clauses requiring tenants to return the premises to:
- Original condition (before fitout)
- Base building condition
- A specific condition outlined in the lease
A soft strip is the practical execution of these clauses. Common triggers:
- End of fixed-term lease
- Tenant relocation
- Building sale or change of use
- Insurance claim post-damage
- Major refurbishment by landlord
Comparison: Make-Good Conditions
| Condition | Scope | Typical Cost |
|---|---|---|
| Cosmetic make-good | Repaint, recarpet, repair holes | AUD 50 to 150 per sqm |
| Standard make-good | Remove tenant fitout, return to base | AUD 100 to 300 per sqm |
| Full base building | Complete soft strip including services | AUD 200 to 500 per sqm |
| Shell and core | Soft strip plus partition removal | AUD 300 to 700 per sqm |
Always check your lease wording carefully. Some leases require specific finishes (e.g. carpet grade, paint colour).
The Soft Strip Process
Professional commercial defit follows this sequence:
Step 1: Site Walk and Scope Confirmation
Walk the site with the property manager or landlord. Confirm:
- Exact scope of removal
- Handover condition required
- Timeline and access hours
- Skip bin location and disposal route
- Coordination with other trades
Step 2: Service Isolation
Licensed trades isolate:
- Electrical (electrician disconnects fittings, caps wiring)
- Plumbing (plumber caps water, removes fixtures)
- Mechanical (HVAC isolated and protected)
- Data and comms (cables removed or capped)
Step 3: Demolition Works
Systematic removal in this order:
- Furniture and loose items
- Fixtures and fittings
- Ceiling tiles and grid
- Wall partitions and linings
- Flooring
- Final clean-up
Step 4: Waste Disposal
All waste segregated:
- Recyclable metals (steel framing, aluminium)
- Plasterboard (recycling where available)
- General waste
- Hazardous materials (separate licensed disposal)
Step 5: Handover
Final inspection with the property manager or landlord, signed off as complete.
Typical Commercial Soft Strip Timeline
| Floor Area | Duration |
|---|---|
| Small office (under 100 sqm) | 1 to 2 days |
| Standard tenancy (100 to 300 sqm) | 3 to 5 days |
| Large floor (500 to 1000 sqm) | 1 to 2 weeks |
| Full building floor (1000+ sqm) | 2 to 4 weeks |
What Affects Soft Strip Cost
- Floor area and ceiling height
- Density of partitions and fixtures
- Floor level and lift access
- Time of day (after hours costs more)
- Disposal volume
- Asbestos or hazardous material handling
- Coordination with other trades
Why Choose a Professional Defit Contractor
Soft strip demolition requires:
- Public liability insurance (typically AUD 20 million)
- Workers compensation
- Workplace health and safety management
- Coordination with multiple licensed trades
- Knowledge of building services
- Waste management compliance
Strip It Out provides commercial soft strip and defit services across the Gold Coast and Brisbane. We coordinate with property managers, licensed trades and waste contractors to deliver on-time handover. Call 0430 030 633 for a free site assessment.