Interior linings · Painting · Commercial cleaning · Auckland

One trade holds the wall, board to brush.

Fixing, stopping, ceilings and the paint over the top, under a single subcontract, and the cleaning that gets it to handover. Nothing changes hands mid-surface, so nothing comes back at defects.

Send the drawings See the work
What you get from us

Drawings in on Monday. Itemised price back by Wednesday.

Set out line by line, with the assumptions and exclusions written where you can see them, ready to drop into your tender comparison.

An upper-floor Auckland commercial fit-out: a long finished wall runs the length of the frame under raking daylight from a glazed facade, with a lining tradesman working on raw plasterboard at the far end.
Linings
Board to brush, one subcontract
Cleaning
Construction, refurbishment, ongoing
Finish
Level 4 and Level 5 capable
Pricing
Itemised, in two working days
Public Liability insured, certificate on request Site H&S compliant, external advisor Refined Linings Limited · NZBN 9429053708823 Auckland & upper North Island
01 · The problem

Two subcontractors, one wall, and a defect list that belongs to neither.

The linings crew finishes and leaves. The painter turns up, and the surface underneath is not quite what the paint needs. At practical completion the lights go on, a raking light finds every ripple, and the two of them point at each other while you carry the list.

We took that seam out. Fixing, stopping, ceilings and paint sit inside one subcontract, held by one crew to one standard. When the finish is right, that is ours. When it is not, that is also ours.

Send the drawings. Priced back inside two working days.
Send the drawings
02 · Linings, ceilings & paint

Every layer of the interior surface.

Substrate to brush-finished wall, by the same crew, on the same programme.
01

Plasterboard supply & fix

GIB® and proprietary board, supplied and fixed flat and true. Sheets set out to keep joints away from the light that will find them.

02

Stopping, Level 4 and Level 5

Paper-tape jointing flushed and sanded to a true plane. Level 5 skim where an atrium, a feature wall or a long glazed elevation puts the surface under critical light.

03

Fire & acoustic partitions

Rated wall systems built to the manufacturer's tested detail, not near enough. Documented as installed, ready for inspection and the producer statement.

04

Suspended ceilings

Grid and plasterboard ceilings set level and on line, sequenced around the ducts, cable trays and sprinklers that got there first.

05

Square-set & shadowline

The junctions people actually look at. Sharp square-set internal corners and crisp shadowline reveals that hold their line under a raking light.

06

Interior painting

The specified system, applied over a substrate we prepared ourselves. Cut in sharp, rolled even, no sheen drift between coats or between rooms.

03 · Commercial cleaning

The other half of a clean handover.

Construction and refurbishment cleaning, and ongoing contract cleaning once the building is occupied.
A cleaning operative detailing full-height glazing with a long-reach squeegee in a near-complete commercial interior, mop bucket and floor protection to one side.

Same logic as the linings, one step further along the programme. A builder should not have to line up a separate cleaning contractor to get the space to handover standard, and a village or an office should not have to start again with a stranger once it is occupied.

During the build

Construction & builders cleans
Rough clean through to the final builders clean. Dust, debris, stickers, paint spots, glass, frames and floors, staged so the next trade or the client walk-through gets a clean start.
Pre-handover detail clean
The fine clean before practical completion. Glazing, joinery, hardware, wet areas and floors detailed so the handover inspection passes the first time.
Defect & re-clean
Back on site after remedials so the unit is presentable again, without holding up settlement or a resident moving in.

Once it is occupied

Refurbishment & unit turnover
Occupied-site refurbishments and unit turnovers cleaned room by room to a repeatable standard, worked around residents, staff and visitors.
Ongoing contract cleaning
Scheduled cleaning of common areas, corridors, amenities and offices, on a written scope and frequency you can hold us to.
Periodic & deep cleans
Carpet and hard-floor treatments, high-level dusting, internal glass, kitchen and wet-area deep cleans, programmed around occupancy.

Working in occupied buildings

Retirement villages, aged care and live commercial sites need more than a good clean. Our crews are inducted and identified, briefed on access, keys and resident privacy, and worked around meal times, visitors and infection control. Quiet, tidy, and gone before anyone is inconvenienced.

04 · Where we work

Built for the jobs that get inspected.

Multi-level commercial fit-out, retirement and aged care, volume and high-end residential. Auckland and the upper North Island.
Mid-build commercial office floorplate with steel-stud partitions framed out and plasterboard going up, glazed facade to the left.
Commercial fit-out
Partitions, ceilings, paint and the clean at handover
A long, calm corridor inside a finished retirement village with faultless flat walls.
Retirement & aged care
Linings, refurbishment and cleaning, around residents
Suspended ceiling grid seen from below, mid-install, set level and on line.
Suspended ceilings
Grid set level, on line, around the services
A high-end residential interior with a square-set ceiling meeting a freshly painted wall.
High-end residential
Square-set, shadowline and the paint coat over the top

Representative imagery of the work and grade we hold. We are replacing it with our own project photography as builds complete.

Extreme close-up of a freshly stopped and painted square-set internal corner, a sharp ninety-degree arris under raking light.
A square-set corner is where a linings job gets judged.
Level 5 skim · square-set arris · raking light
05 · Why builders keep us on the list
You already know what a bad linings sub costs you. It is not the rate.
It is the week the ceiling holds up the electricians, the defect list at handover, and the revised price that arrives after the tender closed. We are built not to be that.

Priced when we said we would

Drawings in, itemised price back inside two working days, set out so it drops straight into your tender comparison.

On the programme, and early with bad news

Resourced and sequenced to your dates, coordinated around whoever we are following. If a date is going to move, you hear it from us before it costs you anything.

One contract, two trades, one set of paperwork

Linings and cleaning under one agreement and one point of contact, with the QA, H&S and producer statement documentation ready before you ask for it.

Finished, not nearly finished

Flat walls, level ceilings, sharp corners, defects closed out and the space cleaned to handover standard. A finish that survives the day the lights go on.

06 · Who you are dealing with

An independent specialist, not a labour-only gamble.

Refined Linings Limited is an independent Auckland interior linings, fit-out, painting and commercial cleaning specialist. We hold our own scope and we are accountable for it. There are no layers of sub-subcontract between you and the people doing the work.

The director is Luke Ryan, CPA. That matters more than it sounds. The commercial discipline behind every quote, claim, variation and programme comes from someone qualified to run the numbers, not from someone doing it on the tailgate on a Friday night.

We are independent but well connected. Luke holds interests in ACSL Group (electrical, mechanical and plumbing, nationwide) and Mahoe Construction (commercial construction, with active builds across Whangārei and Auckland). That gives us trusted partners to coordinate with on multi-trade jobs, without changing what we are: a specialist sub accountable for its own scope.

We back our people. Our subcontractors are paid accurately and on time, which is why the same crews keep turning up to our jobs.

Entity
Refined Linings LimitedNZBN 9429053708823 · New Zealand owned and operated
Insurance
Public LiabilityCurrent cover held, certificate of currency on request
Health & safety
Site H&S compliantCompliant with client and site systems, supported by an external H&S advisor
Director
Luke Ryan, CPACPA Australia · financial and commercial rigour behind every quote and claim
Service area
Auckland & upper North IslandCommercial fit-out, retirement and aged care, volume and high-end residential
07 · How it runs

What happens after you hit send.

01

Send the drawings

Plans, spec and programme, or a cleaning scope and frequency. We read it line by line, and ask before we assume.

02

Priced in two days

An itemised price inside two working days, with the assumptions and exclusions written where you can see them.

03

Programmed in

We resource to your dates, confirm the sequence with the trades around us, and give you one person to call.

04

Handed over clean

Board to brush-finished wall, QA documented, defects closed out and the space detailed before we are off site.

08 · Tell us what you need

Priced back in two working days.

Linings, cleaning, or both. Send the plans, spec and programme, or the cleaning scope and frequency, and we will have an itemised price back to you.

Service area
Auckland & upper North Island
Hours
Monday to Friday, 7am to 5pm

Only name and email are required. Drawings or a site list too large to attach? Send this first and email them to [email protected].