Commercial Fit-Out Cost Guide 2026
Commercial fit-out budgets depend on the starting condition, actual Cat A/Cat B scope, M&E interfaces, specification, sector requirements, access, professional/statutory costs, VAT and exclusions. This protected guide explains how to compare those items without presenting an unverified TCM numerical benchmark.
Understanding Commercial Fit-Out Categories
Commercial fit-outs are categorised by the level of work involved. The industry uses a standard classification — Shell & Core, CAT A, and CAT B — to describe the state of a space at different stages of fit-out. Understanding these categories is the starting point for any commercial fit-out budget.
The current Experience Inputs Register does not contain an approved TCM fit-out cost cohort or permitted publication methodology. The category cards below therefore show scope boundaries and budget treatment rather than TCM medians.
A base-building condition whose exact contents vary by development and handover specification. Confirm the structure, envelope, common areas and primary services actually included before pricing tenant work.
A common market description for a relatively neutral landlord/base fit-out. Floors, ceilings, lighting, services and welfare scope vary between buildings, so the landlord specification controls the meaning.
Occupier-specific work that adapts the starting space to the business brief. It may include layouts, rooms, joinery, services, IT/AV, furniture and finishes where those elements are within scope.
Retail scope depends on the starting condition, trading use, shopfront/signage, M&E, specialist equipment, joinery, finishes and landlord requirements.
What Drives Commercial Fit-Out Costs
A useful fit-out budget begins by defining the same starting condition, area basis, specification and inclusions for every quotation. The factors below explain why headline rates from different schemes are often not directly comparable.
| Cost Factor | Impact on Budget |
|---|---|
| Floor area and measurement basis | Area affects quantity, but not every cost scales linearly. Compare projects only when the same gross/net measurement basis and scope are used. |
| Specification level | Materials, finishes, joinery, acoustic requirements, lighting, technology and specialist equipment can materially change the budget. Price the actual written specification rather than a generic tier. |
| Condition of existing space | Shell-and-core, Cat A, previously occupied and refurbished spaces can require very different strip-out, repair and adaptation work. Verify retained elements before relying on a benchmark. |
| Building services | HVAC, power, lighting, data, fire and other specialist services can be a material part of the budget. Existing capacity, condition and the new layout determine the required scope. |
| Location, access and logistics | Delivery restrictions, loading, parking, lifts, occupied areas, working-hour restrictions and waste handling can affect preliminaries and programme. Use the actual premises constraints rather than a fixed regional multiplier. |
| Programme and procurement | Long-lead items, design maturity, approvals, landlord reviews, phased work and specialist procurement can affect cost and timing. The impact is project-specific. |
Typical Commercial Fit-Out Programme
A fit-out programme is project-specific. Starting condition, design maturity, landlord/statutory approvals, services interfaces, procurement, working-hour restrictions, occupied areas and specialist packages can all affect the critical path. Use the programme below as a sequence of phases, not a fixed duration promise.
Define the brief, design responsibilities, landlord/statutory requirements, services interfaces and long-lead procurement.
Strip-out, surveys, protection and enabling work depend on the existing premises and agreed scope.
Partitions, services, floors/ceilings and other concealed work follow the approved project information and specialist designs.
Second-fix services, joinery, ceilings, finishes and specialist interfaces proceed according to the agreed sequence.
Decoration, flooring, furniture and client-direct packages are installed where included in the project plan.
Testing, commissioning, snagging and handover records depend on the installed systems and agreed responsibilities.
Mechanical & Electrical Costs in Commercial Fit-Outs
Mechanical and electrical (M&E) work can be a material part of a CAT B fit-out budget, but there is no approved universal TCM percentage allocation. The actual scope depends on existing capacity/condition, layout, occupancy, performance requirements and specialist design.
Existing building services should be surveyed and checked against the occupier brief. Some systems may be retained or adapted; others may require replacement or additional specialist design. Do not infer service adequacy solely from the space being labelled Cat A.
Where existing services are inadequate, replacement or upgrade can materially change cost and programme. Establish that requirement from project-specific surveys/design and price it explicitly; do not apply an unsupported Hertfordshire/London regional multiplier or a generic £/m² allowance.
Frequently Asked Questions
Related Guides & Services
Planning a Commercial Fit-Out in Hertfordshire?
Use the contact-status page to check which TCM enquiry route is currently verified. Assessment, cost-planning scope, professional input, geographic coverage and quotation terms remain project-specific.