What an office fit-out includes

A complete fit-out brings together a dozen trades that all have to finish in the right order:

Civil work, partitions and false ceilings
Flooring and wall finishes
Electrical work, lighting and power distribution
Air-conditioning and ventilation
Plumbing for pantries and washrooms
Changes to fire alarm, sprinkler and emergency lighting layouts
IT and network cabling, access control and CCTV
Furniture, signage and audio-visual equipment for meeting rooms

How a fit-out runs, stage by stage

Brief and test fit. Headcount, workstation and cabin mix, meeting rooms, pantry and storage are turned into a layout that shows what fits in the space.
Design and approvals. Detailed drawings are prepared with your architect. The building management, and the society where applicable, approves the drawings and working rules. Changes to fire systems may need approval from the fire authority.
Bill of quantities and tendering. A detailed bill of quantities (BOQ) lets vendors quote on the same basis, so bids can be compared properly.
Execution. Civil and services work first, then finishes, then furniture and IT. Daily progress tracking and weekly reviews keep the schedule visible.
Testing and commissioning. Electrical, air-conditioning, fire and IT systems are tested before anyone moves in.
Snagging and handover. Defects are listed and closed, and you receive the handover documents.

What drives the cost

The starting condition of the space: a bare shell needs far more work than a warm shell.
Air-conditioning, usually the largest single services cost.
Density and layout: cabins, meeting rooms and pantries cost more per square foot than open workstations.
Specification of finishes, furniture and audio-visual equipment.
Working restrictions: buildings that only allow noisy work at night add labour cost and time.

Why fit-outs run late, and how we prevent it

Late approvals from building management: we submit drawings early and track them.
Long-lead items such as imported furniture, air-conditioning units and special fittings: we order them as soon as the design is frozen.
Design changes mid-way: every change goes through a written change request showing its cost and time impact before it is approved.
Clashes between services, such as ducts, sprinklers and lighting competing for ceiling space: services drawings are coordinated before work starts.

What you should receive at handover

As-built drawings for civil, electrical, air-conditioning, fire and IT work
Test certificates for electrical and fire systems
Warranties and operation manuals for equipment
An asset register of installed equipment and furniture
A closed snag list signed off by your team

Interior Setup / Project Management: common questions

How long does an office fit-out take?

It depends on the size of the space, its starting condition and the approvals needed. Small offices can be completed in a few weeks; larger floors with full air-conditioning and services work take a few months. We give you a milestone schedule before work starts.

Can you work with our own architect or designer?

Yes. We work from your design brief and with your architect, and manage the vendors, budget and schedule to deliver the design.

Do we need approvals for an office fit-out?

Usually yes. Building management and the society, where there is one, approve drawings and working hours. Changes to sprinklers, detectors, exits or fire compartments may also need fire authority approval.

How do you control the budget?

With a detailed bill of quantities before work starts, milestone-based payments, and a written change process, so any change to cost is approved before it is made.

Interior Setup / Project Management

Interior Setup