Industrial & Warehouse
Fit-Out Specialists
Mezzanine floors, in-warehouse offices, racking-ready floors, partitioning, and full industrial fit-outs across Hertfordshire and North London. CDM Principal Contractor. Fixed-price quotations. Works programmed around your operations.
What We Deliver
TCM delivers the full scope of industrial and warehouse fit-out works — from a single mezzanine floor to a complete fit-out of a new distribution centre. Every project is managed by a dedicated project manager and priced on a fixed-price basis.
Mezzanine Floor Installation
Most RequestedStructural steel mezzanine floors that double your usable floor area without extending the building footprint. TCM designs, supplies, and installs mezzanine floors to suit your racking layout, loading requirements, and fire compartmentation needs. All structures are designed to BS 5950 and include staircase, handrail, and pallet gate as standard.
In-Warehouse Office Fit-Out
Common ScopePartitioned office and welfare accommodation within the warehouse envelope — from a single manager's office to a full two-storey modular office block. Includes insulation, heating, lighting, data cabling, and WC facilities. Designed to keep the warehouse operational throughout the build.
Warehouse Partitioning & Segregation
FlexibleSteel partition walls, mesh caging, and demountable partition systems for creating secure storage areas, picking zones, temperature-controlled rooms, and hazardous materials stores. All partitioning is designed around your racking and forklift circulation requirements.
Racking-Ready Floor Preparation
Foundation WorkConcrete floor repairs, joint filling, surface hardening, and line marking to create a racking-ready floor that meets the tolerances required by your racking supplier. TCM coordinates with racking installers and forklift suppliers to ensure the floor specification is correct before racking goes in.
Industrial M&E Fit-Out
Full ServiceThree-phase power distribution, industrial lighting (LED high-bay, emergency, and task lighting), compressed air pipework, HVAC for temperature-sensitive storage, and fire detection systems. TCM coordinates M&E design with specialist subcontractors and manages all building control submissions.
Fire Compartmentation & Compliance
ComplianceFire door installation, compartment wall construction, fire stopping around penetrations, and sprinkler system coordination. TCM manages the full fire compliance package — from fire risk assessment through to building control sign-off — ensuring your warehouse meets the requirements of Approved Document B and your insurer.
Industrial Fit-Out vs Commercial Fit-Out: What's the Difference?
An industrial fit-out transforms a warehouse, factory, or industrial unit from a bare shell into an operational facility. The scope is fundamentally different from an office or retail fit-out: the primary concern is operational efficiency — racking layout, forklift circulation, loading dock access, and floor loading — rather than aesthetics.
The most common scope items in an industrial fit-out are a mezzanine floor (to create additional storage or office space without extending the building), in-warehouse office accommodation (partitioned offices and welfare facilities within the warehouse envelope), and M&E works (three-phase power, industrial lighting, compressed air, and fire detection).
What distinguishes a well-executed industrial fit-out from a poor one is the sequencing. The structural survey of the existing slab must come before the mezzanine design. The mezzanine column grid must be agreed before the racking layout is finalised. The M&E design must be coordinated with the racking layout before any containment is installed. TCM manages this sequencing as a matter of course — it is the reason our projects run on time.
For businesses taking a new industrial unit on a lease, the fit-out programme needs to be integrated with the lease start date, the landlord's Licence to Alter process, and the building control approval timeline. TCM manages all three in parallel — starting the design and building control submission process as soon as heads of terms are agreed, so that approval is in hand before the lease commences.
How We Deliver Your Fit-Out
Site Survey & Brief
We carry out a measured survey of the building and review existing structural drawings, M&E information, and planning history. We discuss your operational requirements — racking layout, forklift type, headcount, temperature requirements, and programme — and identify any constraints.
Design & Specification
We produce a scheme design, structural calculations (for mezzanines), and a full specification. We coordinate with your racking supplier, forklift dealer, and IT provider. We identify any planning or building control submissions required and agree the programme.
Fixed-Price Quotation
We produce a detailed, fixed-price quotation based on the agreed specification. No provisional sums for items within our scope. We identify long-lead items — structural steel, specialist M&E equipment — and agree a procurement programme.
Construction
Our in-house team carries out all groundworks, structural, and fit-out works. Specialist subcontractors for structural steel, M&E, and fire suppression are managed directly by TCM. We programme the works to minimise disruption to your operations — phased working and out-of-hours construction where required.
Commissioning & Handover
All M&E systems are commissioned and tested. Building control sign-off is obtained. We provide all O&M manuals, warranties, as-built drawings, and a building log book. We coordinate the racking installation and final line marking for move-in.
Industrial Fit-Out Costs
| Scope Item | Cost Range | Notes |
|---|---|---|
| Mezzanine Floor (supply & install) | £45–£85 per sq m | Structural steel, decking, staircase, handrail, pallet gate |
| In-Warehouse Office (modular) | £800–£1,400 per sq m | Insulated, heated, lit, data-cabled, WC facilities |
| Warehouse Partitioning | £120–£280 per linear m | Steel stud, mesh, or demountable systems |
| Industrial LED Lighting | £35–£65 per fitting installed | High-bay LED, emergency, and task lighting |
| Concrete Floor Repair & Hardening | £15–£45 per sq m | Joint filling, surface hardening, line marking |
| Full Industrial Fit-Out (turnkey) | £55–£130 per sq m | Mezzanine, offices, M&E, fire compliance, floor prep |
Sources: TCM internal project data 2026; BCIS Industrial Construction Cost Index Q1 2026; Checkatrade 2026 UK averages. Hertfordshire and North London typically run 10–20% above national averages. All projects are priced individually based on specification, floor loading, and site conditions. For a detailed cost breakdown, see our Commercial Fit-Out Cost Guide.
What Every Industrial Fit-Out Involves
CDM Regulations 2015
All industrial fit-out projects of significant scale are notifiable under the Construction (Design and Management) Regulations 2015. TCM acts as Principal Contractor on all notifiable projects — managing the Construction Phase Plan, coordinating subcontractors, and maintaining the Health & Safety File. For projects where a Principal Designer is required, TCM can coordinate that appointment.
Building Regulations
Industrial fit-outs require building regulations approval for structural alterations (mezzanine floors), changes to means of escape, fire compartmentation, M&E installations, and accessibility provisions. TCM submits full plans applications and manages building control inspections throughout the construction phase. We do not use the Building Notice route for complex industrial projects.
Planning Permission
Most internal industrial fit-out works — mezzanine floors, partitioning, internal offices — do not require planning permission. However, changes of use, external alterations, and works in conservation areas or on listed buildings may require consent. TCM checks the planning position at the outset and manages any required applications.
Structural Engineering
Mezzanine floors and structural alterations require design by a chartered structural engineer. TCM works with a panel of experienced structural engineers who specialise in industrial buildings. All structural designs are peer-reviewed and submitted to building control as part of the full plans application.
Fire Safety
Warehouses and industrial buildings are subject to specific fire safety requirements under Approved Document B and the Regulatory Reform (Fire Safety) Order 2005. TCM manages the full fire compliance package — fire risk assessment, compartmentation design, fire door specification, fire stopping, and sprinkler system coordination — ensuring your building meets both regulatory and insurance requirements.
Operational Continuity
Most industrial fit-out projects are carried out in occupied, operational buildings. TCM programmes works to minimise disruption — phasing the construction sequence around your operations, scheduling noisy or dusty works outside operational hours, and maintaining clear forklift and pedestrian routes throughout the build. We have delivered mezzanine installations in live distribution centres with zero operational downtime.
What Nobody Tells You About Industrial Fit-Outs
Mezzanine Floors: What You Need to Know Before You Buy
The most common mistake in mezzanine procurement is buying the structure before the floor loading has been confirmed. The floor loading of the existing slab determines the column grid, which determines the mezzanine layout, which determines the racking layout. Getting this sequence wrong means expensive redesigns. TCM always starts with a structural survey of the existing slab before any mezzanine design is committed to.
Racking-Ready Floors: The Tolerance Issue
Narrow-aisle racking and automated storage systems require floor flatness tolerances that most warehouse floors do not meet as-built. The FM2 tolerance required by most racking suppliers (±3mm over 3m) is significantly tighter than the TR34 standard for general industrial floors. TCM works with specialist floor grinding and levelling contractors to achieve the required tolerances, and coordinates with racking installers to confirm acceptance before racking goes in.
Temperature-Controlled Storage
Cold stores, chilled rooms, and temperature-controlled picking areas require specialist insulated panel systems, refrigeration plant, and humidity control. TCM coordinates cold store fit-outs with specialist refrigeration contractors, managing the building envelope, M&E interfaces, and building control submissions. We have delivered temperature-controlled storage facilities from 2°C to 25°C across Hertfordshire and North London.
Hazardous Materials Storage
COSHH-compliant storage areas for flammable liquids, chemicals, and other hazardous materials require specific construction standards — fire-rated construction, spill containment, ventilation, and specialist electrical installations (ATEX-rated equipment in Zone 1 and Zone 2 areas). TCM designs and builds hazardous materials stores to the requirements of HSE guidance and your insurer's requirements.
Industrial Fit-Out FAQs
In most cases, no. A mezzanine floor installed within an existing industrial building is generally permitted development under Class PA of the GPDO, provided it does not increase the gross floor area of the building by more than 25% or 1,000 sq m (whichever is the lesser). However, if the building is in a conservation area, is listed, or if the mezzanine changes the use of the building, planning permission may be required. TCM checks the planning position on every project before any design work is committed to.
Also from TCM's Commercial Division
We Cover These Areas
TCM Building & Maintenance is based in Borehamwood and serves Hertfordshire, North London, and the surrounding area. Each location page covers planning authority details, property types, and local considerations specific to that area.
Our home base. Fast response times across the whole town.
Serving Radlett's conservation areas and Green Belt properties.
Covering Bushey, Bushey Heath, and the surrounding Hertsmere area.
Serving Potters Bar, Brookmans Park, Northaw, and Cuffley.
Full coverage across Watford and the Three Rivers district.
Experienced in St Albans conservation areas and listed buildings.
Covering Hatfield, Welham Green, Birchwood, and Old Hatfield.
Specialists in the WGC Conservation Area's Arts and Crafts properties.
Serving all parts of the London Borough of Barnet.
Covering Edgware, Canons Park, Burnt Oak, and Queensbury.
Serving Stanmore, Harrow Weald, Belmont, and the surrounding area.
Not sure if we cover your area? Call 07305 121634 — we serve a wide area across Hertfordshire and North London.
Ready to Fit Out Your Industrial Unit?
TCM provides fixed-price quotations for all industrial and warehouse fit-out works. Book a free site survey and we'll assess your building, discuss your operational requirements, and provide a detailed quotation within 5 working days.