What is an office fit out?

An office fit-out refers to the process of transforming an interior space into a working office environment. This can range from minor refurbishments within an existing office space to comprehensive design and build programmes that deliver a fully operational commercial office.

Fit-outs are often required to support significant organisational changes, such as scaling, relocation, M&A integration or cultural transformation. Whether modifying a current site or preparing a new office space, the objective is to align spatial design with operational requirements and long-term strategic intent.

When is an office fit out required?

Organisations typically commission an office fit-out in response to one or more of the following drivers:

• Changes in headcount or team structure
• Business rebranding or restructuring
• Expansion into new markets or geographies
• Shifts in employee expectations or hybrid working models
• Sustainability targets and ESG reporting requirements

Each scenario demands a tailored approach to workplace design and delivery. Fit-outs enable businesses to create an environment that is flexible, efficient and representative of brand values.

Upgrading an existing office space

Refurbishing an existing office can be a cost-efficient way to enhance employee experience and operational performance. This might include updates to lighting, flooring, HVAC systems or spatial layout. However, not all office refurbishments qualify as full fit-outs. A genuine office fit-out typically involves both infrastructure and layout transformation, delivering tangible performance improvements.

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Preparing a new commercial office

New-build or newly leased commercial office spaces are often delivered as blank shells. A fit-out is required to transform these undeveloped areas into high-functioning workplaces. This involves installing essential systems, defining spatial zones, and tailoring the design to specific business needs.

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Types of office fit out

There are several recognised categories of office fit-outs. Each reflects a different level of intervention and readiness:

Shell & core

This stage includes the base build of a commercial office: structure, external cladding, and basic amenities such as lifts and WCs. It excludes all interior finishes and systems.

CAT A

A CAT A fit-out brings the shell to a lettable standard. It typically includes raised floors, suspended ceilings, lighting, basic mechanical and electrical services, and internal finishes. These works are often commissioned by landlords prior to tenancy.

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CAT A+

A CAT A+ fit-out introduces furniture, kitchens, breakout spaces and IT infrastructure to deliver a ready-to-use environment. However, it is not tailored to any specific business. This model suits flexible leasing strategies but lacks long-term cultural integration.

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CAT B

A CAT B fit-out is a bespoke design and build programme. It aligns workspace design with the strategic, operational and cultural needs of the business. It includes brand integration, specific technology systems, tailored meeting rooms and custom furniture selections.

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‍What is the office fit-out process?

The office fit-out process can vary depending on the company carrying out the works. But generally, there will be a similar path that most office fit-out projects follow. From planning to design and construction.

At TSK, our office fit-out specialists have developed a unique process that ensures the best results. We outline each of these stages in more detail below.

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TSK's Office Fit Out Process

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TSK’s integrated design and build model delivers high-performing workplaces with minimal disruption. Our process includes five interlocking phases:

Strategy

We analyse business goals, spatial data and usage patterns to define a workplace strategy. This ensures every design and build decision is grounded in operational needs and future adaptability.

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Design

We convert strategic insight into design intent. This includes detailed layouts, material specifications and technology planning. Designs are aligned with ESG ambitions and employee experience goals.

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‍Build

Our delivery model ensures pace, precision and control. We manage risk, timelines and quality through single-point accountability. Site works are sequenced to minimise operational disruption.

Activation

We embed and activate the new space into the business through engagement, training and change support. This phase enhances adoption and ensures the workplace performs from day one.

Evolution

Post-occupancy evaluation ensures long-term ROI. We provide usage analytics, performance reporting and continuous improvement strategies to help your space evolve.

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Why partner with TSK for your office fit out?

TSK is a strategic partner, not just a contractor. We deliver commercial office fit-outs that:

• Reduce long-term cost per head
• Improve estate efficiency and occupancy ratios
• Enable strategic flexibility across portfolios
• Embed brand and cultural identity into space
• De-risk capital spend through robust delivery controls

We are trusted by leading UK organisations to transform office spaces into infrastructure that drives business performance.

Explore our recent projects here.

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