How much does an office fit-out cost per square foot?

Costs vary widely — a basic fit-out might run $50-80 per square foot, while a high-end corporate build-out can exceed $150-200 per square foot. IT, AV, and furniture are often the biggest variables.

What's included in a Category A vs. Category B fit-out?

Category A (Cat A) is the base build — raised floors, suspended ceilings, basic mechanical and electrical. Category B (Cat B) is the tenant's fit-out — partitions, finishes, furniture, and branding. This template covers Cat B.

Who handles the IT infrastructure?

It depends on the project. Some clients use their own IT team or vendor. Others have the fit-out contractor manage cabling and infrastructure while the client's IT team handles equipment and configuration.

Can I modify this template?

Yes. Every office is different. Adjust for your space size, employee count, and specific requirements — a call center will have very different needs than an executive suite.

Office Fit-Out Scope of Work Template | Free Download 2026

Q: What does an office fit-out scope of work include?

It covers everything from space planning and design through construction, IT infrastructure, furniture installation, and move-in coordination. It's the full playbook for turning a shell space into a working office.

An office fit-out takes a raw or outdated space and turns it into a functional workplace. It's more than just construction — it includes space planning, furniture, IT infrastructure, and everything needed to get your team moved in and productive. This template covers the full fit-out process from design through move-in. It works for corporate offices, startup spaces, and co-working environments where you need a clear agreement between the client, design team, and contractor. Tailor it to your space and you'll have a scope that accounts for every phase of the build-out.

Project Overview

This scope covers office fit-out work including space planning, demolition, construction of offices and common areas, IT and AV infrastructure, furniture installation, and move-in coordination.

Typical Projects Include:

Corporate office build-out
Startup or co-working space fit-out
Call center or operations floor build-out
Executive suite renovation
Open office conversion
Satellite office setup

Scope of Work

Design & Pre-Construction

Task	Description
Space Planning	Develop the floor plan layout — offices, conference rooms, workstations, break areas, and circulation paths.
Design Development	Select finishes, furniture, and fixtures. Develop construction documents for permitting.
IT & AV Planning	Plan data cabling, network rooms, AV systems for conference rooms, and power requirements for workstations.
Permitting & Procurement	Pull building permits and place orders for long-lead items — furniture, millwork, and specialty fixtures.

Construction & Installation

Task	Description
Demolition & Prep	Remove existing partitions, ceilings, and finishes. Prep the space for new construction.
Walls, Ceilings & MEP	Build new offices and rooms. Install ceiling systems, lighting, HVAC modifications, and electrical.
Finishes	Install flooring, paint, wall coverings, glass partitions, and doors throughout the space.
IT Infrastructure	Install data cabling, network racks, wireless access points, and AV equipment in conference rooms.

Furniture & Move-In

Task	Description
Furniture Installation	Receive, assemble, and install all workstations, desks, chairs, and common area furniture.
Signage & Branding	Install lobby signage, wayfinding, room numbers, and any branded environmental graphics.
Final Cleaning	Deep clean the entire space — windows, floors, surfaces, and restrooms — before move-in.
Move-In Coordination	Coordinate the move with the client's team. Manage elevator reservations, loading dock access, and timing.

Timeline & Milestones

Office fit-out timelines depend on size and complexity. A small office might take 6-8 weeks; a full-floor corporate build-out can take 4-6 months.

Phase	Duration	Description
Design & Pre-Construction	2-6 weeks	Space planning, design, permitting, and procurement of long-lead items.
Construction & Installation	4-16 weeks	Demo, construction, finishes, and IT infrastructure installation.
Furniture & Move-In	1-3 weeks	Furniture install, final cleaning, and coordinated move-in.

Roles & Responsibilities

Client / Facilities Manager

•Provide headcount and space requirements
•Approve design, finishes, and furniture selections
•Coordinate IT equipment and service provider access
•Manage the employee move logistics

Fit-Out Contractor

•Manage construction from demo through furniture install
•Coordinate all trades, vendors, and building management
•Deliver the space on schedule and within budget
•Ensure the space passes all inspections and meets code
•Provide closeout documentation and warranty information

Materials & Equipment

Construction

•Metal studs, drywall, and glass partitions
•Ceiling grid, tiles, and light fixtures
•Flooring — carpet tile, LVP, or polished concrete

IT & AV

•CAT6 or CAT6A cabling and patch panels
•Wireless access points
•Conference room AV — displays, cameras, speakers

Furniture & Fixtures

•Workstations and sit-stand desks
•Task chairs and conference seating
•Break room and lounge furniture

Quality Control Standards

Design Intent

The finished space matches the approved design — layouts, finishes, and furniture placement.

Functional Systems

All MEP, IT, and AV systems are tested and fully operational before turnover.

Move-In Ready

The space is clean, furnished, and ready for employees to work on day one.

Safety Protocols

Building Coordination

Follow all building construction rules — work hours, freight elevator scheduling, and noise restrictions.

Occupied Building

If the building is occupied, maintain dust barriers, control noise during business hours, and keep common areas clean.

PPE & Housekeeping

Require PPE during construction phases. Keep the work area clean and secure tools and materials daily.

Project Documentation

Signed contract and scope of work
Approved floor plans and design documents
Building permits
Furniture orders and delivery schedule
IT and AV specifications
Punch list
As-built drawings and closeout package

Financial Terms

Payment Structure

Office fit-outs are typically structured as lump-sum or GMP contracts with progress payments tied to milestones.

Terms & Conditions

•Deposit due at contract signing (typically 10-20%)
•Progress payments at major milestones — demo, rough-in, finishes, furniture
•Furniture deposits required at time of order (typically 50%)
•Retainage of 5-10% held until punch list completion and move-in
•Change orders approved in writing before work begins

Acceptance Criteria & Sign-Off

The project is considered complete when the following criteria are met:

1Space completed per approved design documents
2All systems tested and operational
3Furniture installed and configured
4Space deep cleaned and move-in ready
5All inspections passed
6Closeout documents delivered

Frequently Asked Questions

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Office Fit-Out Scope of Work Template