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Kaagazaat

Reinstatement (Make-good) Agreement

At a glance

Price
Free, always.
Stamp duty
This is an agreement between two parties and is stamped as an agreement under the stamp law that applies in Punjab or Chandigarh.
Registration
Not compulsorily registrable on its own, because it does not itself create or transfer an interest in the premises.
Witnesses
Not required for the agreement itself, though one or two adult witnesses add proof.

Free

Free, always.

Free: up to 5 documents a day.

Guided questions, full draft on screen, download in Word.

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Also called

  • Make-good Agreement
  • Reinstatement Agreement
  • Restoration Agreement
  • Handback Condition Agreement
  • Vacating Condition Agreement
  • Make Good Obligations Agreement
  • Exit Condition Agreement for Commercial Premises

When you need it

When a business leaves rented commercial premises, the landlord often wants the premises back in the condition they were given in, and the tenant wants to know exactly what that means. Without a written understanding, the two usually argue about partitions, ceilings, wiring, flooring and signage at the end of the lease, when the tenant has already moved its stock and the landlord has the deposit in hand.

Read more

This agreement settles that argument in advance. It records the condition the premises were handed over in, lists the works the tenant must undo or remove at the end (and any it may leave), sets the dates by which that must be done and inspected, and gives the tenant a choice, if the landlord agrees, of paying a fixed sum in place of doing the work. It also deals with fair wear and tear, what happens if the tenant does not do the work, how the landlord may use the security deposit, and the rent-like charge for staying on while reinstating. Use it with a lease of shop, office, SCO, showroom, warehouse or industrial unit in Punjab or Chandigarh, either at the start of the tenancy (once the fit-out is planned) or later, when exit is near. It supplements the lease and does not replace it.

Whether you can fill this in here

You can fill this in here

You can fill this one in on this site, and read the whole draft on screen before you decide anything about it. It is a carefully drafted template; it is not advice about your own facts.

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See stamp duty, registration and witnesses

What follows is written for Punjab and Chandigarh. It states the position there rather than describing how it varies, so the amounts below are the ones that apply — worth confirming at the sub-registrar’s office, because rates change. If the property is anywhere else in India, none of this is yours.

Stamp duty

This is an agreement between two parties and is stamped as an agreement under the stamp law that applies in Punjab or Chandigarh. If it is signed together with the lease, or forms part of it, it may be stamped with the lease. The figure depends on the current stamp duty table; check it with the Sub-Registrar or on the e-stamp portal. This template states no duty figure.

Registration

Not compulsorily registrable on its own, because it does not itself create or transfer an interest in the premises. If it is made part of a registered lease, it is registered with that lease. Ask an advocate whether, in your case, it should be.

Notarisation

Not required.

Witnesses

Not required for the agreement itself, though one or two adult witnesses add proof. A lease to which it is attached will have its own witnesses.

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Sample preview — placeholder answers, not your data

REINSTATEMENT (MAKE-GOOD) AGREEMENT

This Agreement is made at Chandigarh on 2 April 2026 between Sethi Estates Private Limited, of SCO 12, Sector 17-C, Chandigarh 160017 (the "Landlord"), and Northline Analytics Private Limited, of Plot 5, Phase 8-B, Industrial Area, Mohali 160055 (the "Tenant"). The Landlord and the Tenant are each a "Party" and together the "Parties".

RECITALS

A. The Landlord has let to the Tenant the premises known as Office 304, Third Floor, Tower B, Elante Business Park, Industrial Area Phase 1, Chandigarh 160002 (the "Premises") under Commercial Lease Deed dated 1 April 2026 (the "Lease"), which is due to end on 1 April 2026 (the "Expiry Date") unless ended earlier.

B. The Parties wish to record the condition in which the Tenant is to leave the Premises, so as to avoid argument at the end of the Lease.

  1. 1. CONDITION AT HANDOVER

1.1 The Premises were handed over to the Tenant in this condition: Warm shell with levelled floor, plastered walls, toilet core and electrical point, as in the handover memo dated 15 November 2026 (the "Handover Condition").

1.2 If a handover memo, snag list or photographs were signed or exchanged at handover, they form part of the record of the Handover Condition.

  1. 2. WHAT THE TENANT MUST DO AT THE END

2.1 On or before the date in clause 4.1, the Tenant shall, at its own cost, remove the following works and make good any damage caused by removing them: Partitions, false ceiling, raised flooring, cabling, light fittings, signage, kitchen equipment and any holes made in the slab.

2.2 The Tenant may leave, and the Landlord agrees to keep, the following works: The toilet fit-out and the glass frontage. They shall be in good and safe working order, and the Tenant shall have no claim for payment for them.

2.3 After removing the works, the Tenant shall leave the Premises clean, empty of its goods and furniture, and in the Handover Condition, subject to fair wear and tear and to any works listed in clause 2.2.

2.4 Fair wear and tear means the ordinary ageing of the Premises through proper use over the time of the Lease. It does not cover damage from misuse, accident, neglect, unauthorised alterations or the Tenant's failure to repair.

2.5 The Tenant shall make good holes, fixings and marks in floors, walls, ceilings, columns and the frontage, shall restore services it altered or disconnected to the working state they were in at handover, and shall hand back all keys, access cards and manuals.

  1. 3. PAYMENT INSTEAD OF REINSTATEMENT

3.1 The Tenant may choose to pay the Landlord ₹2,50,000 (Rupees Two Lakh Fifty Thousand only) (the "Make-good Sum") in place of doing the works in clause 2.1, by giving written notice to the Landlord not later than 60 days before the Expiry Date.

3.2 If the Tenant makes that choice, it shall pay the Make-good Sum before the Expiry Date, or the Landlord may deduct it from the Security Deposit. On payment, the Tenant is released from the obligation in clause 2.1, but not from the obligations in clauses 2.3 to 2.5 as to cleanliness, removal of its goods and return of keys.

Questions about this document

Does the Reinstatement (Make-good) Agreement need stamp paper or stamp duty in Punjab and Chandigarh?

This is an agreement between two parties and is stamped as an agreement under the stamp law that applies in Punjab or Chandigarh.

See the full position on stamp duty, registration and witnesses
Does the Reinstatement (Make-good) Agreement need registration in Punjab and Chandigarh?

Not compulsorily registrable on its own, because it does not itself create or transfer an interest in the premises.

See the full position on stamp duty, registration and witnesses
What does the Reinstatement (Make-good) Agreement cost on Kaagazaat?

Free, always.

Does the Reinstatement (Make-good) Agreement need witnesses?

Not required for the agreement itself, though one or two adult witnesses add proof.

See the full position on stamp duty, registration and witnesses

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