The short answer
A make good in Mascot usually means handing back a freight, logistics or office tenancy near Sydney Airport in the condition your lease sets. Typical work includes removing racking, cages, security systems and office fit-out, repairing slabs, hardstand and dock areas, and making added power safe. Plan around site security and access, and check early whether your premises are on airport land, where approvals differ.
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Key takeaways
- 01Mascot mixes freight and logistics warehouses with office buildings near the train stations. The make good depends on which you have, and your lease decides the scope.
- 02Secure sites add steps: security cages, CCTV, access control and alarm systems you installed usually have to come out, and contractors may need escorts or site passes.
- 03If your tenancy is on Sydney Airport land itself, building works need approval from Sydney Airport and the Commonwealth's Airport Building Controller instead of council. Ask the landlord which applies.
- 04Hardstand, dock and roller-door damage from heavy truck and forklift use is a common point of dispute. Compare with your start-of-lease photos.
- 05Any electrical wiring work in NSW needs a licensed electrician, and workplaces built before 31 December 2003 need an asbestos register.
Mascot, in the Bayside Council area, sits between Sydney Airport and the inner city, with Port Botany a short drive south. Along O'Riordan Street, Bourke Road, Coward Street and the streets off Gardeners Road you find freight forwarders, couriers, airline suppliers, car-rental depots and storage warehouses. Near Mascot and Domestic Airport stations there are office buildings and business parks. A Mascot make good is shaped by heavy vehicle use, security, and access around a busy airport precinct.
General information only, not legal advice. Your lease sets your obligations. Speak to a property lawyer about your own lease.
What does make good mean on a Mascot lease?
Make good is a contract term, not a standard set by one NSW law. The NSW Small Business Commission's Retail Tenancy Guide describes it as returning premises to the condition they were first built in, their condition at the start of the lease, "or some other condition as specified in the lease". The same guide says make-good clauses typically aim for an "empty and neutral state".
Before anyone quotes, find four documents: the lease (with any variations), written consents for alterations you made, the start-of-lease condition report or photos, and the security clause (bank guarantee or bond).
What work usually comes up in Mascot?
| Type of tenancy | What a make good often involves |
|---|---|
| Freight and logistics warehouse | Removing pallet racking and repairing anchor holes, removing security cages and wire mesh, line-marking removal, slab and joint repairs |
| Dock and yard | Repairing hardstand damage, kerbs and bollards; servicing or repairing roller doors and dock levellers if the lease makes you responsible |
| Office pods and amenities inside the warehouse | Removing partitions, kitchens and added toilets or sinks, capping plumbing and making power safe |
| Office building near the stations | Removing partitions, joinery and cabling, reinstating ceilings and lights, painting and carpet |
| Security and IT | Removing CCTV, access control, alarm cabling and comms racks back to the point the lease sets |
Our warehouse make good in Sydney page covers racking, floors and hardstand in more detail. For an office near the stations, see office make good in Sydney.
How do security and access affect a Mascot make good?
Many Mascot sites handle freight, high-value goods or airline items, and some have strict access rules. That changes how the make good is run:
- Site access. Contractors may need inductions, passes or an escort. Agree who supervises them and allow for that time in the programme.
- Security systems. CCTV, access control and alarm systems you installed are usually tenant works. Ask the landlord whether they want them removed or left, and in writing.
- Truck movements. Skip bins and plant need yard space and safe times to come and go. If you are still operating while the make good starts, stage the work.
- Approvals on airport land. If your premises are inside the Sydney Airport boundary itself, rather than nearby, building activity there is approved under Commonwealth law (the Airports Act 1996 and Airports (Building Control) Regulations 1996) by Sydney Airport and the Airport Building Controller, not council. Ask your landlord which approvals apply before work starts. For sites outside the airport, ask Bayside Council or a building certifier if you are unsure whether your works need approval.
Who pays for wear and tear on the hardstand and docks?
This is where many industrial disputes start. Leases often exclude fair wear and tear but make the tenant repair damage. Cracked hardstand, damaged kerbs, dented roller doors and worn dock levellers can fall either side, and the deciding factor is usually evidence. Look for start-of-lease photos, the condition report and any maintenance records. The NSW Small Business Commission recommends an inspection or condition report, with photos, signed by both parties at the start of a lease, and suggests referring to it at the end. See who pays for make good.
What safety rules apply?
- Asbestos. SafeWork NSW says workplaces built before 31 December 2003 need an asbestos register. Some Mascot warehouses are older than that. Ask for the register before roof sheeting, wall cladding or floor coverings are touched.
- Electrical. The NSW Government says any electrical wiring work, including commercial and industrial work, needs a licence or certificate. Added three-phase power, battery-charging points for forklifts and hard-wired security systems all need a licensed electrician to remove or make safe.
Should I do the works or pay the landlord?
Some Mascot landlords plan to upgrade a building between tenants and may prefer cash. The NSW Small Business Commission notes tenants often agree to pay an amount in lieu of doing the make good. Get an independent itemised quote first so you have something to compare against. See cash in lieu of make good.
When should I start?
For a warehouse, start planning six to twelve months out. Stock has to go before racking comes down, and floor and hardstand repairs come after that. If you run past the lease end you may be holding over, which your lease may treat differently. Our make good timeline sets out the order.
How MAKE GREAT helps Mascot tenants
- Analyse my lease: our lease check reads your lease and summarises the make-good, alterations and security clauses in plain English. It is preliminary and not legal advice. A person on our team reviews it, and a contractor checks the site before quoting.
- Get my make-good quotes: we turn your lease, photos and the landlord's list into one written brief and invite contractors who have passed our checks to quote on the same scope.
- You choose and contract directly with the contractor. MAKE GREAT is a marketplace, not a contractor. It is free for tenants: if you hire a contractor through us, they pay us a referral fee. Nobody can pay to rank higher.
Nearby: Alexandria and the Sydney CBD. For larger western Sydney sheds, see Eastern Creek.
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Frequently asked questions
What does a make good on a Mascot freight or logistics warehouse involve?
Usually removing your racking, security cages, office pods and added services, repairing anchor holes and slab damage, fixing or cleaning the hardstand and dock area, removing signage and doing a final clean. Your lease sets the exact list, so read the make-good clause with any consents and the start-of-lease condition report.
Do I have to remove the security systems I installed?
If your lease says you must remove tenant installations, security cages, CCTV, access control and alarm wiring are usually included. Some landlords want them left. Ask in writing. Disconnecting any hard-wired systems that run on mains power is electrical work and needs a licensed electrician.
My tenancy is inside the Sydney Airport boundary. Is the make good different?
The lease still sets the scope, but building works on Sydney Airport land are approved under Commonwealth law: by Sydney Airport and the Airport Building Controller, not the usual council process. Some minor works may not need formal approval. Ask your landlord or the airport's property team which approvals your make-good works need before contractors start.
Who pays for wear on the hardstand and dock levellers?
It depends on your lease. Many leases exclude fair wear and tear but make the tenant repair damage. The difference often comes down to evidence, so find your start-of-lease photos or condition report. If you disagree with the landlord's list, an independent itemised scope helps show where the real difference is.
Are Mascot office leases covered by the NSW Retail Leases Act?
Most office and warehouse leases are not retail leases, so the lease and general law govern the make good. A shop, cafe or service business selling to the public can be different. If you are unsure, ask the NSW Small Business Commission or a property lawyer.
Sources
Primary sources we checked when writing this page. Laws and guidance change, so check the current version.
- 1.NSW Small Business Commission, NSW Retail Tenancy Guide (January 2024) (opens in a new tab)
- 2.SafeWork NSW, Asbestos (opens in a new tab)
- 3.NSW Government, Electrical licences (opens in a new tab)
- 4.Australian Government (Infrastructure), Airport building controls (opens in a new tab)
- 5.Bayside Council (opens in a new tab)