Cat A vs Cat B Fit-Out:
Definitions, Scope & Who Pays What
If you are budgeting a commercial fit-out, the Cat A / Cat B distinction is useful only when the actual starting condition and responsibility split are defined. This guide explains the categories, the Cat A+ label and the project information needed before costs are compared.
The Basics
Why the Cat A / Cat B Distinction Matters
When a commercial tenant takes a space, the starting condition depends on what the landlord has agreed to provide and what the lease or project documents record. Cat A, Cat A+ and Cat B are useful shorthand, but they are not a substitute for a written scope showing the actual inclusions, exclusions and interfaces.
The categories — Shell & Core, Cat A, Cat A+, and Cat B — are industry conventions rather than statutory definitions, and their precise scope varies between landlords, agents, occupiers and contractors. The descriptions below are orientation only: the lease, landlord specification, design information and project scope determine what is actually included.
Detailed commercial fit-out benchmarking belongs to the separate cost guide. Any cost information used for budgeting should be checked against a current named source and matched for specification, floor area, starting condition, geography, VAT, professional scope and exclusions before it is relied on.
Scope Comparison
Fit-Out Category Cost Scope at a Glance
This protected comparison page does not publish a TCM or Hertfordshire £/m² benchmark. Detailed, source-dated cost evidence belongs to the Commercial Fit-Out Cost Guide.
| Category | Budget Basis |
|---|---|
| Shell & Core | Project specific |
| Cat A | Project specific |
| Cat A+ | Project specific |
| Cat B (mainstream) | Project specific |
| Cat B (higher specification) | Project specific |
Scope categories only. Cost basis, VAT, furniture, professional fees, programme and exclusions must be confirmed for the individual project. Detailed benchmark evidence is owned by the Commercial Fit-Out Cost Guide.
Definitions in Detail
What Each Category Actually Includes
Shell & Core
Shell and core commonly describes a base-building condition centred on the structure, envelope and primary services infrastructure. The actual handover condition varies by development and agreement, so floors, ceilings, services distribution and common areas should be checked against the landlord's specification rather than assumed from the label.
A shell-and-core unit can require substantial additional fit-out before occupation, but responsibility and any landlord contribution depend on the lease and commercial agreement. Record the actual starting condition and responsibility matrix before comparing it with Cat A, Cat A+ or Cat B space.
Cat A Fit-Out
Cat A commonly describes a relatively neutral base fit-out. Depending on the building and agreement it may include elements such as floors, ceilings, lighting, services distribution and common or welfare areas. The precise inclusions vary, so a Cat A label should always be read with the actual landlord specification.
Cat A can provide an occupier with a base condition from which a more tailored fit-out is developed. It does not establish who funds later work, what incentives apply or which services can be reused; those questions belong to the lease, landlord works and project-specific design information.
Cat A+ — The 'Plug and Play' Variant
Cat A+ or plug and play is a non-statutory label sometimes used where more occupier-ready elements are provided than in a basic Cat A condition. The actual package can vary considerably, so the written specification remains the controlling description.
A more fitted starting condition may reduce some work an occupier would otherwise commission, but it can also constrain layout, services or specification choices. Compare what is already provided with the occupier's actual operational requirements before deciding whether to retain, adapt or replace those elements.
Cat B Fit-Out
Cat B commonly describes occupier-specific work that adapts a base space to the organisation's operational requirements. Depending on the starting condition and agreed scope it may include partitions, meeting or reception areas, kitchens, IT and AV infrastructure, furniture, branding and finishes. None of those elements is universal simply because the project is labelled Cat B.
Cat B scope can vary substantially because starting condition, layout, services, furniture, specialist systems and finish levels differ between occupiers. For cost comparison, use the dedicated Commercial Fit-Out Cost Guide and make sure each benchmark or quotation is based on the same scope and exclusions.
Geographic benchmarking also requires care: published guides normally report defined markets such as London or regional cities, not a universal Hertfordshire discount or premium. Do not derive a local percentage adjustment unless a current source explicitly supports the same geography and specification.
Cost Breakdown
Where Does Cat B Spend Go?
Common Cat B cost elements are shown below without a universal rate or percentage allocation. The actual budget split depends on the existing condition, specification, services and procurement route.
| Cost Element | Budget Treatment |
|---|---|
| Partitioning & glazed screens | Project-specific |
| Mechanical & electrical (M&E) | Project-specific |
| Flooring | Project-specific |
| Joinery | Project-specific |
| Ceilings & lighting | Project-specific |
| IT infrastructure & AV | Project-specific |
| Furniture & workstations | Project-specific |
| Preliminaries, management & contingency | Project-specific |
No TCM elemental percentage dataset is asserted here. Use current benchmark or quotation evidence only after matching the starting condition, specification, professional scope, VAT basis and exclusions.
Decision Framework
The Cat A+ Decision: Define the Scope Before the Economics
Cat A+ can be useful where a landlord or occupier wants a more ready-to-use starting condition than a basic Cat A specification, but the label has no single standard content. The business case depends on what is already installed, what the intended occupier needs, the lease or incentive structure and the cost of any retained or replaced elements.
Before comparing Cat A+ with Cat B, record the existing condition, proposed layout, services capacity, furniture and technology scope, landlord and tenant responsibilities, professional fees, approvals, programme assumptions and any reinstatement obligations.
TCM-specific Cat A+ project patterns, void-period outcomes or pipeline economics will only be added when approved Experience Inputs substantiate the exact case and permitted public claims.
Landlord vs Tenant
Who Pays for What?
Potential Landlord Scope
- Shell and core construction
- Cat A fit-out (standard)
- Cat A+ fit-out (incentive)
- Common parts and reception
- Landlord's M&E systems (main plant)
- Structural alterations (if any)
Potential Tenant Scope
- Cat B fit-out (partitions, meeting rooms)
- Kitchen and welfare facilities
- IT infrastructure and AV systems
- Furniture and workstations
- Branding, signage, and finishes
- Dilapidations reinstatement at lease end
Dilapidations note: Lease-end reinstatement obligations depend on the lease, licences, alterations and project documents. A schedule of condition can be relevant evidence where one has been agreed, but it does not create a universal requirement to return every space to a generic Cat A standard. Obtain appropriate lease and property advice for the specific premises.
Budgeting Your Fit-Out
How to Build a Realistic Cat B Budget
A single per-square-metre figure can be misleading if it does not match the actual starting condition. Existing HVAC distribution, floor systems, layouts and other retained elements may need adaptation, replacement or no change at all. Those interfaces should be assessed and included in the written scope before a headline benchmark is used.
A project budget should identify the agreed fit-out works, client-direct items such as furniture or technology where applicable, professional and statutory costs, VAT, allowances and contingency. Whether an item sits inside the contractor's quotation or elsewhere in the project budget depends on the procurement and scope documents.
For a real project, build the budget from the same measurement basis and written scope used by the quotations being compared. Do not add generic percentages for professional fees, furniture, technology or contingency unless the source and project assumptions support them. Detailed cost methodology belongs to the Commercial Fit-Out Cost Guide.
Cat B Programme Dependencies
Design & procurement
Space planning, services design, approvals and procurement where applicable
Enabling works & strip-out
Existing-condition and strip-out scope where required
First fix (partitions, M&E, floors)
Interfaces depend on the approved design and specialist scope
Second fix (ceilings, joinery, finishes)
Fit-out elements and finishes
IT, AV & furniture
Client and specialist packages as agreed
Commissioning & snagging
Commissioning and handover requirements depend on the installed systems and scope
Related Resources
Further Reading & TCM Services
Commercial Fit-Out Cost Guide
Full cost guide covering Shell & Core, Cat A, Cat B, and retail fit-outs with timeline and cost factor analysis.
Office Fit-Out Service
Office fit-out service with starting condition, specification, specialist interfaces and responsibilities agreed for the project.
Commercial Fit-Outs
Commercial fit-out capability across office, retail, industrial and other premises, with direct work and specialist coordination agreed for each project.
Common Questions
Cat A vs Cat B: Frequently Asked Questions
Discuss Your Commercial Fit-Out
Ready to Budget Your Commercial Fit-Out?
Use the contact-status page to check which TCM enquiry route is currently verified. Starting condition, fit-out scope, project coverage, assessment, specialist responsibilities and commercial terms remain project-specific.