Design, build and handover for office fit-outs in London. LACD delivers end-to-end office fit-out projects (Cat A, Cat A+ and Cat B), covering workplace design, permissions, construction, commissioning and aftercare. See a completed example at Fulham Road, or read more about our construction services.
What is an office fit-out? Cat A, Cat A+ and Cat B explained
Shell & core
The base structure, core services and landlord systems only. This is the starting point before any fit-out.
Category A / Cat A+
A Cat A fit-out provides landlord finishes: raised floors, ceilings, lighting and MEP. Cat A+ adds plug-and-play elements such as tea points, meeting rooms and furniture, so a tenant can move in sooner.
Category B
Cat B is the occupier’s own office interior: layout, brand finishes, acoustic meeting rooms, kitchens, wellness rooms, furniture, AV/IT and security.
For a fuller comparison, see CAT A vs CAT B office fit-out explained.
Our office fit-out process
- Brief & feasibility: stakeholder workshops, workplace strategy and test-fits. An early risk scan covers services capacity, access, heritage and lease obligations.
- Surveys & due diligence: measured survey, MEP validation, acoustic and daylight checks. Where intrusive works are planned, an asbestos refurbishment and demolition (R&D) survey.
- Concept & space planning: zones for collaboration, focus and meetings; wayfinding and brand. An early FF&E and AV narrative so the budget is clear.
- Cost plan & programme: elemental cost plan with preliminaries, risk and contingency. Phasing for live environments and decant planning.
- Permissions & compliance: landlord Licence to Alter pack and liaison. Building Control approval, fire strategy and accessibility (Part M). CDM 2015 duties, construction phase plan and RAMS.
- Technical design: coordinated MEP, life-safety, IT and security drawings and specifications. Joinery packs, finishes schedules and acoustic performance.
- Procurement: design & build, traditional or hybrid, selected to suit speed, risk and budget.
- Construction:
- strip-out and enabling works, MEP upgrades, partitions, glazing and ceilings
- flooring, decorations, kitchens, washrooms and brand elements
- AV/IT, access control, CCTV, signage and wayfinding
- Commissioning & training: HVAC balancing, lighting controls and emergency lighting tests. Fire alarm cause-and-effect, BMS checks and user training.
- Handover & aftercare: O&M manuals, as-built information and asset registers. Defects period, seasonal commissioning and planned maintenance.
Office fit-out cost in London
Construction cost only. Furniture, AV/IT, professional fees, landlord fees, move management, contingency and VAT are additional.
| Scope | £ per m² | £ per sq ft |
|---|---|---|
| Cat A | £450 – £1,030 | £42 – £96 |
| Cat A+ | £1,230 – £1,810 | £114 – £168 |
| Cat B | £970 – £3,230 | £90 – £300 |
| Office refurbishment | £580 – £2,130 | £54 – £198 |
| Dilapidations / reinstatement | £190 – £1,230 | £18 – £114 |
Flagship and high-specification schemes can exceed these ranges. Ask us for a transparent budget with options and value engineering, or use the project cost calculator.
Typical programmes on site (after design and approvals)
| Floor area | Time on site |
|---|---|
| 5,000–10,000 sq ft | about 8–14 weeks |
| 10,000–20,000 sq ft | about 12–20 weeks |
| 20,000–40,000 sq ft | about 20–32 weeks |
Office refurbishment vs office renovation
An office refurbishment typically upgrades an occupied or recently vacated space with new layouts, finishes and MEP adjustments, while keeping the base build. A renovation goes deeper: re-routing services, acoustic upgrades, new washrooms, kitchenettes and accessibility improvements. We handle both, from light refreshes to full commercial refurbishment.
- partitioning, glazed fronts and acoustic meeting rooms
- suspended ceilings, lighting and emergency lighting
- HVAC and ventilation upgrades, controls and sub-metering
- tea points, staff kitchens, wellness and quiet rooms
- brand elements, reception joinery and signage
Sustainable fit-outs and wellbeing
- Reuse first: retain partitions and ceilings where feasible, and specify low-VOC finishes.
- Efficient MEP: LED with presence and daylight control, demand-controlled ventilation and heat-pump solutions.
- Biophilic design, acoustic comfort and good ergonomics.
IT, AV and security
- resilient comms rooms and containment
- structured cabling, wireless access point heatmaps and PoE planning
- meeting room standards, from focus booths to boardrooms
- access control, CCTV and visitor management
Compliance essentials
Approvals and third-party consents
- landlord Licence to Alter (designs, method statements, insurances)
- Building Control approval, fire strategy and means of escape
- advertisement consent for external signage where relevant
- Party Wall procedures if shared structures are affected
Health and safety
- CDM 2015: Client, Principal Designer and Principal Contractor roles
- construction phase plan, inductions, permits to work and daily audits
- dust and noise control, and protection to landlord and common parts
See our Health & Safety Policy.
Office fit-out FAQs
Do we need planning permission for an office fit-out in London?
Internal fit-out works usually do not need planning permission. They do need landlord consent (Licence to Alter) and Building Regulations approval. Planning or other consents can be needed for external changes, new plant on the roof or façade, signage (advertisement consent), a change of use, or any work to a listed building.
Can we stay operational during the refurbishment?
Often, yes. The works are phased floor by floor or zone by zone, noisy and dusty work is scheduled out of hours, and protection and segregation keep occupied areas safe. Where the disruption would be too great, we plan a short decant.
How do we set a realistic office fit-out budget?
Start from a test-fit and an elemental cost plan rather than a single rate per square foot. Separate construction from furniture, AV/IT and fees, carry a contingency for what the existing building may reveal, and confirm landlord requirements early, because they often drive cost.
Why LACD for office fit-outs
- a single, accountable design & build partner
- London landlord know-how and programme certainty
- transparent cost control and proactive aftercare
Next step: share your floor plans and lease details for a feasibility review (test-fit, outline scope, programme and budget). Contact us.
