When your business needs a new office space or you’re looking to transform your existing office, understanding the office fit-out process is essential. With London’s commercial property landscape evolving rapidly and hybrid working reshaping how we use workplace design, getting your office fit out right has never been more important.

The UK office market is experiencing significant transformation in 2026. More than a quarter (28%) of working adults in Great Britain were hybrid working in autumn 2024 (Office for National Statistics, November 2024), fundamentally changing how businesses approach workspace design. This shift is driving a pronounced “flight to quality,” with businesses prioritising exceptional workspaces that attract talent and boost productivity.

At Fado, we’re specialists in transforming London workspaces, and we’ve seen firsthand how a well-executed office fit-out can revolutionise the way businesses operate. This guide to office fit outs covers everything you need to know in 2026.

What is an Office Fit Out?

An office fit out is the process of transforming an empty or existing commercial space into a fully functional, purposefully designed workplace. It involves everything from installing essential infrastructure like lighting, heating, and ventilation to creating bespoke work zones that reflect your brand and support your team’s productivity.

Think of it as the difference between a shell and core building and a space where your business can thrive. Whether you’re moving into a new office or refreshing your current premises, an office fit-out brings your vision to life.

Types of Office Fit Out: CAT A vs CAT B

Understanding the types of office fit outs, specifically the distinction between Category A and Category B is crucial when planning your fit out project.

CAT A Fit Out (Category A)

A CAT A fit out creates the foundational structure of your office space. Typically delivered by landlords, it provides a blank canvas ready for customisation. CAT A works include:

• Raised access floors and suspended ceilings
• Basic mechanical and electrical services
• Internal surfaces ready for decoration
• Landlord’s common area finishes
• Lifts and reception areas in the building
• Fire detection and protection systems

A CAT A space is functional but neutral, designed to accommodate any tenant’s requirements without specific branding or bespoke design elements.

CAT B Fit Out (Category B)

CAT B fit-outs transform that blank canvas into your unique workspace. This is where your brand comes alive through office interior design and your specific operational needs are addressed. Category B fit-outs typically include:

• Partitioning and meeting room creation
• Branded reception areas
• Kitchen and breakout spaces
• Custom lighting schemes
• Office furniture and workstation installation
• IT infrastructure and cabling
• Signage and wayfinding
• Decorative finishes and brand colours

At Fado, we specialise in both CAT A and CAT B fit outs, offering comprehensive office fit-out services that take your space from bare shell to fully operational workplace.

The Office Fit Out Process: A Step-by-Step Guide

Successfully delivering an office fit-out project requires careful planning, creative office design, and expert execution. Here’s how we approach the office fit-out process at Fado:

1. Initial Consultation and Space Assessment

Every successful office fit-out project begins with understanding your business. Our workplace consultancy approach means we assess your current or prospective space, discuss your operational requirements, team size, growth projections, and budget parameters. This phase establishes the overall project foundation and identifies opportunities and constraints.

2. Concept Design and Space Planning

Our design team collaborates with you to create a workspace that balances aesthetics with functionality. We develop space plans that optimise your floor area, create effective circulation routes, and establish zones for different ways of working – from focused quiet areas to collaborative spaces.

Our in-house FF&E department takes this process further by developing detailed 3D visualisations of your space. These photorealistic renders allow you to experience your workspace before construction begins, making it easier to refine design decisions, select finishes, and visualise how furniture layouts will function in practice. This approach reduces costly changes during the build phase and gives stakeholders confidence in the final design direction.

Research by Savills and the British Council for Offices revealed that 53% of employees say their productivity would increase if they could work in their ‘ideal’ working environment, while 28% of office employees think that the current design of their workplace makes them less productive (Savills/BCO Workplace Study). Strategic workplace design has never been more critical.

Key considerations include:

• Desk-to-space ratios for hybrid working models
• Meeting room requirements and booking systems
• Wellbeing spaces and breakout areas
• Accessibility and inclusive design
• Natural light maximisation
• Acoustic planning

4. Project Planning and Procurement

With designs finalised, we create a comprehensive project programme, coordinate specialist subcontractors, procure materials and furnishing, and establish site logistics. Our project management team, led by a dedicated project manager, ensures everything is sequenced efficiently to meet your deadline.

6. Handover and Snagging

Before you move in, we conduct thorough quality checks, address any final adjustments, provide operation and maintenance manuals, and complete building control sign-offs. We’re committed to delivering a space that’s ready for immediate occupation, with our robust project delivery controls making handover a formality.

7. Post-Completion Support

Our relationship doesn’t end at handover. We provide aftercare support to address any issues that arise during your first months of occupation, ensuring your workspace continues to perform as intended.

2026 Office Fit Out Trends in London

The office fit-out landscape is evolving rapidly. Here are the key trends shaping innovative office spaces in London this year:

Hybrid-Ready Design

With flexible working now the norm, offices need to accommodate varying occupancy levels. More than a quarter (28%) of working adults in Great Britain were hybrid working in autumn 2024, with significantly higher rates among managers and directors (45%) and workers with degree-level qualifications (42%) (Office for National Statistics, November 2024).

Workers at home save an average of 56 minutes per day by not commuting, time they spend on rest and wellbeing. This shift means creating more collaboration spaces, touchdown zones for occasional visitors, and technology-enabled rooms that support seamless virtual meetings.

Sustainability First

Businesses are increasingly prioritising environmental responsibilityand expect the delivery and operation of their new office to align with existing ESG strategies. The UK Green Building Council estimates that 20% of the UK’s total greenhouse gas emissions come from the built environment (UKGBC 2024), starkly demonstrating the importance of sustainable design for commercial fit-outs for commercial fit outs.

Sustainable office fit outs focus on:

• Circular economy principles – reusing and refurbishing existing materials
• Energy-efficient lighting and HVAC systems
• Low-VOC paints and sustainable materials
• Waste reduction during construction
• Carbon impact assessment and offsetting

At Fado, our ESG commitment drives us to deliver environmentally responsible refurbishments that reduce waste and carbon footprint.

Biophilic Design

Bringing nature indoors improves wellbeing and productivity. Research consistently shows that incorporating natural elements into office design enhances employee creativity, reduces stress, and improves cognitive performance.

Studies demonstrate that access to natural light and biophilic elements significantly reduces absenteeism and improves overall workplace satisfaction. Modern fit outs increasingly feature living walls, natural materials like reclaimed wood and stone, maximised natural light, and indoor plants throughout workspaces.

Technology Integration

Smart office technology is becoming standard, including IoT sensors for space utilisation, wireless charging stations, cloud-based desk and room booking systems, advanced AV systems for hybrid meetings, and integrated building management systems.

Flight to Quality

London’s office market is experiencing a pronounced “flight to quality” trend, with businesses prioritising premium workspace over cost savings. Prime rents reflect this demand strongly.

In the West End, prime rents ended 2024 at £157.50 per sq ft, with record-breaking transactions at 77 Grosvenor Street achieving £220 per sq ft in early 2025. The City saw prime rents reach £98.60 per sq ft by end of 2024 (up 7.5% year-on-year), with a new record of £122 per sq ft achieved at 8 Bishopsgate (Savills Central London Office Market Watch Q4 2024).

Businesses recognise that exceptional workspace is essential for attracting talent in an increasingly competitive market, particularly as hybrid working means employees are choosing when and where to come to the office. This is driving demand for high-quality office fit-outs that create compelling modern workplace environments.

Office Fit Out Costs in London

Understanding the office fit-out cost is crucial for planning your project. Based on 2025 industry data from Cushman & Wakefield, the cost of an office fit-out in London varies significantly based on specification level:

CAT B Fit-Out Costs (per sq ft):

• Low specification: £126
• Medium specification: £207
• High specification: £308

(Cushman & Wakefield UK Office Fit-Out Cost Guide 2025)

London’s fit-out cost benchmarks are among the highest globally, reflecting the city’s premium property market, stringent building regulations, and high-quality workmanship standards. The office fit-out can vary significantly based on your requirements.

Key factors affecting costs include:

• Specification level: Materials, finishes, and furniture quality
• Space complexity: Existing building constraints and structural work required
• M&E requirements: Mechanical and electrical system complexity
• Project timeline: Accelerated programmes typically cost more
• Location: Central London premiums and access restrictions

At Fado, we work transparently with our clients to deliver cost-effective, value-driven solutions that meet quality expectations within realistic budgets.

How Long Does an Office Fit Out Take?

Project timelines depend on scope and complexity, but typical durations are:

• CAT A fit out: 12-20 weeks
• CAT B fit out (small office): 8-12 weeks
• CAT B fit out (large office): 12-20 weeks
• Complex refurbishment: 20-30+ weeks

Factors that impact timelines include:

• Planning permission and building control approvals
• Lead times for specialist materials or custom furniture
• Building access restrictions
• Phased occupation requirements
• Discovery of unexpected existing conditions

Common Office Fit Out Challenges (and How to Avoid Them)

Underestimating Lead Times

Many furniture items, particularly bespoke pieces, have extended lead times. Plan procurement early in the design phase to avoid delays.

Poor Space Planning

Inadequate circulation space, insufficient meeting rooms, or poorly positioned services can undermine your workspace functionality. Work with experienced designers who understand workplace dynamics.

Budget Creep

Scope changes and specification upgrades during construction can significantly impact costs. Establish clear budgets and change control processes from the outset.

Regulatory Compliance

London has strict building regulations, fire safety requirements, and planning considerations. Ensure your partner has current regulatory knowledge and established relationships with building control.

Minimising Business Disruption

If you’re refurbishing an occupied space, careful phasing and site management are essential to maintain business operations. At Fado, our experienced office fit-out experts excel at delivering complex office fit-out and refurbishment projects while minimising disruption to your team.

Why Choose Fado for Your Office Fit Out?

With over 80 years of experience in repurposing and refurbishing London’s commercial spaces, Fado is a leading office fit-out company in london with unmatched expertise:

• Proven track record: 75% of our work comes from repeat clients who trust us as office fit-out specialists to deliver exceptional results
• Financial stability: Our 5A Dun & Bradstreet rating provides peace of mind that your project will be completed as planned
• Collaborative approach: We work as an extension of your team, bringing creative solutions to complex challenges
• London expertise: Deep knowledge of London’s building landscape, regulations, and property constraints as a fit out company in London
• Full-service capability: As a design and build partner, we offer complete office fit-out services from initial concept through to post-completion support, managing every aspect of your project with in-house teams

Planning Your Office Fit Out: Key Questions to Ask

Before embarking on your office fit-out journey, consider these essential questions:

1. What are our immediate and future space requirements? Consider growth projections and hybrid working policies to ensure your office space is fitted appropriately.
2. What’s our realistic budget? Include contingencies for unexpected costs (typically 10-15% of total budget).
3. What’s our ideal completion date? Work backwards to establish when planning must begin with project managers.
4. What are our must-haves vs nice-to-haves? Prioritise elements that directly support your business operations.
5. How will we manage the project? Consider whether you need project managers or will rely on your fit out contractor. Fado are experienced at providing either fully turn-key solutions, or working with client appointed designers and project managers to deliver our client’s office spaces.
6. What are our lease obligations? Understand what your landlord requires and any restrictions on alterations to your existing office.
7. How does this space support our culture and values? Your office should embody your brand and support your working practices through thoughtful workplace fit-out design.

Getting Started with Your Office Fit Out

Transforming your workspace is a significant investment that impacts every aspect of your business. Choosing the right office fit-out specialists makes all the difference.

At Fado, we bring together intelligent design, expert construction, and collaborative partnership to deliver office fit-outs that exceed expectations. As a leading office design and fit-out company, our London-based team of designers understands the unique challenges of working in the capital’s commercial property market and has the experience to navigate complex projects seamlessly through our design and build process.

Whether you’re planning a complete CAT B fit-out of a new office space, refurbishing your existing office through office relocation, or undertaking complex alterations to support your evolving business needs, our fit-out experts are here to help.

Ready to transform your workspace? Contact Fado today to discuss your office fit-out project. With 80 years of industry experience and a commitment to delivering exceptional results, we’re the partner you can trust to bring your vision to life.

Understanding the difference between CAT A and CAT B fit outs – determines your budget, timeline, and what infrastructure you’re getting versus what you’ll need to fund yourself.

CAT A fit out is the base infrastructure – raised flooring, suspended ceilings, basic M&E, toilets. A blank canvas ready for customisation. This is what the landlord provides as part of the lease agreement.

CAT B fit out transforms that blank canvas into your functional office space, healthcare facility, or commercial workspace with partitions, furniture, branding, and operational fit-out. This fit-out project is typically tenant-funded.

The gap between the two creates most budget surprises. We’ve worked with clients who assumed their new office space included furniture, only to discover £100,000+ in unexpected scope for their office move or office relocation. Similarly, we have seen clients instruct design for new feature lighting within their space, only to find clashes with existing installations, requiring strip-out and creating abortive costs.

What is a CAT A Fit Out?

CAT A fit outs (or Category A fit) provide the essential infrastructure – creating a space that is ready for tenant customisation. It’s serviceable and meets building regulations, but completely neutral. This CAT A space is what landlords deliver as the base level of finish.

The classification comes from British Council for Offices (BCO) specifications. While there’s no universal definition, most follow similar standards. That’s why requesting detailed specifications before signing your lease matters – what’s included in a CAT A varies significantly between buildings. In particular, in the post-Covid commercial marketplace typified by a “flight to quality”, we have seen an increase in fitting out to a more developed CAT A+ specification, with additional features installed to attract prospective tenants.

At Highgate Studios, we delivered a CAT A project across 12 units over 46 weeks. Working in a live, multi-tenant building meant careful coordination – upgrading mechanical services, installing new ventilation and heating systems, plus LED lighting throughout while existing office space remained operational.

Shell and Core vs CAT A Fit Outs vs CAT B Office Fit Outs

 Shell and core: The basic building structure – an empty shell with structural elements, external walls, and concrete and metal frame. Everything from HVAC systems to wall finishes needs installing at this shell and core stage. A true shell and core space requires the most work.

CAT A fit outs: Built upon shell and core, adding infrastructure like raised flooring, suspended ceilings, M&E services, and toilets. The workspace is ready for occupation but requires customisation to suit your operations. This CAT A and B distinction is crucial for budgeting.

CAT B fit outs: Your commercial fit-out transforming CAT A infrastructure into a fully functional environment with meeting rooms, furniture, kitchens, and branding. This is the process of bringing an empty space to life as a functional and personalised office.

What is a CAT B Fit Out?

CAT B fit outs (or Category B) transform basic infrastructure into your specific environment – whether commercial office fit-outs, healthcare facilities, educational settings, or specialist use. These different types of office fit outs serve varied operational requirements.

What’s Included in CAT B Office Fit Outs

The gap between CAT A and functioning workspace represents your CAT B scope:

• IT and telecoms cabling
• Reception area and office design elements
• Enhanced lighting and acoustics
• Signage and wayfinding

South Kilburn Medical Practice shows CAT B in healthcare – transforming a developer shell within a 17-storey mixed-use development into a 20,000 sq ft medical centre. The design and build included 6 consulting rooms, 2 counselling rooms, 2 treatment rooms, and 2 phlebotomy rooms. These specific needs required extensive stakeholder engagement, to deliver a fully NHS compliant space, fit-for-purpose to allow the incoming Medical Centre staff to deliver the highest possible standard of care. . Phased construction allowed the tenant to move in progressively, creating a functional office environment meeting NHS compliance.

CAT A and CAT B Office Fit Outs Comparison

Office Fit Out Costs 2026: Types of Office Fit Outs

Industry data for commercial office fit-outs and commercial office space 2026:

CAT A Costs: Typically £50-100 per sq ft, funded by landlords. Variables include building age, location, and level of finish.

CAT B Costs (by different types of fit outs):

• Basic specification: £40-60 per sq ft
• Mid-range specification: £60-80 per sq ft
• High specification: £80-120 per sq ft
• Premium bespoke: £140-250 per sq ft

Regional variations: London commercial office space averages around £175 per sq ft due to increased labour and material costs. Existing office refurbishment outside major cities falls closer to £70-100 per sq ft.

Furniture: Add £12-35 per sq ft.

Example: A 5,000 sq ft workspace with mid-range CAT B specification costs approximately £350,000-£475,000 total (£60-80 per sq ft plus £15-20 per sq ft furniture).

CAT A+ and Plug and Play: CAT A Space Options

Landlords increasingly offer enhanced specifications between standard CAT A space and full CAT B:

CAT A+ (Enhanced Category A Fit): Higher quality finishes, enhanced lighting, upgraded systems, increased power density, better acoustics.

Plug and play: Semi-fitted spaces where tenants can move in with minimal adjustments – furniture provided, partitioning exists. Tenant can move in quickly.

Both reduce your CAT B scope. Common in the City and West End where occupiers want immediate occupation.

We help clients evaluate whether enhanced specifications genuinely reduce scope or if they’re paying for unnecessary upgrades. The right answer depends on tenure length, operational requirements, and how much you need to customise the space to meet your workspace to suit preferences.

CAT A or CAT B: Which Office Fit Out Do You Need?

A CAT A space works for:

• Short tenures (2-3 years) where investment doesn’t pay back
• Organisations with minimal requirements
• Phased improvement budgets

A full CAT B office fit out is essential for:

• Tenures of 5+ years (investment payback justifies cost)
• Client-facing environments needing identity expression
• Specific needs (healthcare compliance, specialist equipment)
• Attracting talent in competitive markets

Healthcare facilities require extensive CAT B work to meet compliance standards. Educational environments need specialist teaching spaces and laboratories. Commercial office fit-outs vary based

Before Signing Your Lease: Office Fit Outs Checklist

✓ EPC rating and energy performance

✓ M&E drawings

✓ Works explicitly excluded from scope

Request your landlord’s full specification document. What’s “standard” varies significantly. At Highgate Studios, we upgraded services that technically fell outside our scope but required complete replacement to meet modern standards.

Guide to Office Fit Outs

CAT A delivery: 12-20 weeks depending on building size and any requirements to phase works around incumbent tenants. Heritage buildings extend timelines due to constraints and approvals.

CAT B office fit outs delivery:

• Small workspace (2,000-3,000 sq ft): 8-10 weeks
• Medium workspace (3,000-8,000 sq ft): 10-14 weeks
• Large workspace (8,000+ sq ft): 14-20 weeks

Factor in office design time (4-6 weeks) and furniture procurement (8-12 weeks). Starting design before completion accelerates occupation and office move.

Healthcare and educational projects typically require longer programmes due to compliance requirements and specialist equipment installation.

How We Navigate CAT A Fit Outs and CAT B Fit Outs

We start every fit-out project by understanding three things:

1. Tenure Length Longer tenures justify higher investment. We help calculate cost per year of occupation to determine what level of finish makes financial sense.

2. Operational Requirements We map your specific needs against what infrastructure and finishes are provided. Healthcare facilities like South Kilburn Medical Practice require extensive work to meet NHS compliance. Commercial office fit-outs may need less. Heritage buildings require specialist expertise balancing customisation with conservation.

3. Market Leverage In tenant-favourable markets, landlords may contribute to costs. We’ve worked with clients to secure enhanced specifications or contributions reducing upfront capital requirements.

2026 Office Fit Outs and Office Design Trends

Sustainability requirements: With EPC rating C mandatory from April 2025 and EPC B to be required by April 2030, refurbishment projects target higher environmental standards. Many projects now achieve EPC B through thermal upgradesand installation of more efficient lighting and HVAC systems.

Flexible specifications: Demand for adaptable spaces increased year-on-year, shifting how landlords approach specifications to accommodate diverse requirements.

Landlord-funded options: More landlords fund upfront costs across tenure terms, easing capital requirements for occupiers.

Working with Fado on CAT A Fit Outs and CAT B Fit Outs

We’ve delivered fit outs across London, spanning every specification variation and complexity – from heritage buildings in Mayfair to healthcare facilities in mixed-use developments, from fast-paced 8-week refurbishments to 46-week multi-tenant programmes.

Our projects span commercial, healthcare, education, and specialist sectors. Whether NHS-compliant medical centres, corporate environments, educational facilities, or heritage refurbishments, we bring sector-specific expertise across all types of office fit outs.

We work with clients from negotiation through to handover, clarifying what infrastructure is provided, what you’ll fund, and how to avoid specification surprises. Our in-house FF&E facility coordinates furniture procurement and installation, providing single-point accountability across design, construction, and furnishing.

If you’re planning CAT A fit outs or CAT B office fit outs, speak to our team: Visit fado.co.uk

Furniture procurement is frequently treated as the final task in a fit out programme, on the assumption that it is a relatively straightforward process of selecting products and arranging delivery once the substantive construction work has concluded. In practice, the specification and coordination of FF&E is considerably more involved, and the consequences of underestimating it are felt well into a building’s operational life.

Dave Shaw, Fado’s FF&E Coordinator, has managed furniture specification and procurement across commercial offices, healthcare facilities, airports, and a range of other environments for over 30 years. The breadth of that experience has given him a clear view of where the process is most commonly misunderstood, and where the risks to clients are greatest.

A client may begin with a relatively simple brief: a fabric chair in a particular colour, timber legs in a specific finish. What is less apparent to clients is the volume of decisions that sit behind that brief. Fabrics vary by weave, material, fire classification, and abrasion rating. Timber finishes carry their own range of derivatives. Edge details, dimensional variants, and the integration of power and data infrastructure all require careful consideration before a single item is ordered.

That rigour in the specification stage is the difference between a finished environment that performs as intended and one where problems emerge after handover.

Furniture specification also carries a compliance dimension that is often overlooked until it is raised directly with clients. The Disability Discrimination Act sets requirements for walkway widths and the provision of accessible furniture. Display screen equipment directives govern ergonomic standards, including monitor distances and seating provision. Building regulations establish the maximum occupancy for a given floor area, with direct implications for desk layouts.

Key compliance areas to address at specification stage:

• Disability Discrimination Act: walkway widths and accessible furniture provision
• Display Screen Equipment Directive: ergonomic standards and monitor positioning
• Building Regulations: maximum floor occupancy and desk layout requirements

“These are not optional considerations. Part of our role is to identify those requirements early and ensure the specification addresses them, in the same way that compliance is managed across every other aspect of the fit out.” — Dave Shaw, FF&E Coordinator, Fado

FF&E requirements vary materially between sectors, and experience across multiple environments is a significant advantage in the specification process. In healthcare settings, surfaces must be impervious and wipe-clean, edges must be radiused to prevent injury, and materials must meet infection control standards. Aviation environments require seating capable of sustained high-volume use. High-end commercial projects demand bespoke finishes and a level of material detail, down to metalwork specifications, that requires both technical knowledge and well-established supplier relationships.

“Each sector has its own set of requirements. A healthcare specification looks very different from a commercial office, and very different again from an airport terminal. That sector knowledge informs decisions at every stage of the process, from initial specification through to procurement and installation.”

— Dave Shaw, FF&E Coordinator, Fado

When furniture is procured and managed separately from the wider fit out programme, the points of failure are numerous. Deliveries arrive before the site is prepared. Items are ordered without the ancillary components required to function, including cable trays, power modules and fixings. Lead times are not aligned with the build programme. Storage is not accounted for.

“The risks of managing FF&E in isolation from the wider project are real. When we are coordinating that process, product goes into controlled storage and is delivered to site when conditions are right. When that coordination is absent, a single logistical issue, such as a delivery that cannot be received, can have a disproportionate impact on the programme.”

— Dave Shaw, FF&E Coordinator, Fado

Fado’s Furniture service brings furniture procurement within the same managed workflow as the construction and fit out programme. Clients benefit from a single point of accountability, stronger purchasing arrangements with manufacturers, and a specification process that is thorough, properly sequenced, and aligned with the wider project. The objective in every case is a completed environment where the furniture is correct, compliant, and in place on day one.