Office Fit-Out
Specialists
Cat A and Cat B office fit-outs across Hertfordshire and North London. Turnkey project management from brief to handover, with fixed-price quotations and a dedicated project manager on every project.
Which Fit-Out Do You Need?
Category A (Cat A) Fit-Out
Landlord StandardShell and core to basic lettable condition — raised access floors, suspended ceilings, M&E distribution to floor, perimeter trunking, basic WC facilities, and neutral decorations. Typically required by landlords before a tenant takes occupation.
Category B (Cat B) Fit-Out
Most CommonThe full transformation of a Cat A space into a functional, branded workplace. Includes partitioning, meeting rooms, reception, breakout areas, kitchen, IT infrastructure, data cabling, AV, furniture, and all finishes to the occupier's specification.
Plug & Play Fit-Out
Fast TrackA fast-track Cat B fit-out using modular partitioning, pre-wired furniture, and standardised M&E solutions. Designed for businesses that need to be operational quickly — typically 4–6 weeks from vacant possession.
High-Specification Fit-Out
PremiumPremium office environments with bespoke joinery, feature lighting, acoustic treatment, biophilic design, and high-end finishes. Suitable for professional services firms, financial institutions, and businesses for whom the office environment reflects brand values.
How We Deliver Your Fit-Out
Brief & Survey
We meet with you to understand your headcount, working patterns, brand identity, budget, and programme. We carry out a measured survey of the space and review existing drawings and M&E information.
Design & Specification
We produce a space plan, design drawings, and a full specification. We coordinate with your IT provider, furniture supplier, and AV consultant. We submit any required planning applications or building control notices.
Fixed-Price Tender
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 and agree a procurement programme.
Construction
Our in-house team carries out all first-fix and second-fix works. Specialist subcontractors for M&E, data, and AV are managed directly by TCM. Weekly progress reports and site meetings keep you informed throughout.
Snagging & Handover
A thorough snagging process before handover. We provide all O&M manuals, warranties, as-built drawings, and a building log book. We coordinate the deep clean and furniture installation for move-in day.
Office Fit-Out Costs
| Fit-Out Type | Cost Range | Notes |
|---|---|---|
| Cat A Office Fit-Out | £35–£65 per sq ft | Shell & core to basic lettable finish |
| Cat B Office Fit-Out | £65–£120 per sq ft | Fully fitted and branded workspace |
| High-Spec Fit-Out | £120–£200+ per sq ft | Premium specification with bespoke elements |
| Plug & Play Fit-Out | £50–£85 per sq ft | Modular, fast-track solution |
| Office Refurbishment | £25–£80 per sq ft | Reconfiguration of existing occupied space |
Costs are indicative for Hertfordshire and North London. All projects are priced individually based on specification and site conditions.
An office fit-out is the process of transforming a commercial space — whether shell and core, Cat A, or an existing occupied office — into a functional working environment. The scope ranges from a basic Cat A finish (raised floors, suspended ceilings, M&E distribution) through to a fully furnished, IT-ready, branded Cat B workspace. In Hertfordshire and North London, the majority of office fit-out projects TCM undertakes are Cat B: a tenant has taken a Cat A space from a landlord and needs to transform it into a workplace that reflects their business. The scope typically includes demountable partitioning, meeting rooms, a reception area, kitchen and breakout facilities, data cabling, AV, and all furniture. The distinction between a fit-out and a refurbishment is important. A fit-out starts from a vacant, unoccupied space. A refurbishment works around an existing occupied environment — often phased to keep the business operational throughout.
Most businesses approaching an office fit-out for the first time underestimate the programme. The construction phase — typically 6–16 weeks depending on size — is only part of the timeline. Design, planning, landlord consent, building control, procurement of long-lead items, and IT infrastructure all need to be coordinated before a single wall goes up. Starting the process 6–9 months before your target move-in date is realistic for a medium-sized fit-out.
What You Need to Know
Landlord Licence to Alter
Most commercial leases require the tenant to obtain the landlord's written consent (a Licence to Alter) before carrying out any fit-out works. TCM prepares the technical drawings and specifications required for the Licence to Alter application and liaises with the landlord's surveyor to resolve any queries.
Building Regulations
Office fit-outs require building regulations approval for structural alterations, changes to means of escape, fire compartmentation, M&E installations, and accessibility provisions. TCM submits a full plans application and manages the building control inspections throughout the construction phase.
CDM Regulations 2015
The Construction (Design and Management) Regulations 2015 apply to all commercial fit-out projects. For projects lasting more than 30 working days with more than 20 workers simultaneously, or exceeding 500 person-days, the project must be notified to the HSE. TCM acts as Principal Contractor on all notifiable projects.
M&E Coordination
Mechanical and electrical services — HVAC, lighting, power, data, fire alarm, and security — are the most complex element of any office fit-out. TCM coordinates M&E design with specialist subcontractors and ensures all services are integrated with the building's existing systems and landlord's plant.
Acoustic Performance
Open-plan offices require careful acoustic design to achieve acceptable speech privacy and background noise levels. TCM specifies acoustic partitioning, ceiling treatments, and floor finishes to meet the requirements of BS 8233 and the client's operational needs.
Sustainability & BREEAM
Many commercial tenants and landlords require fit-outs to meet BREEAM Fit-Out or WELL Building Standard requirements. TCM has experience delivering fit-outs to these standards, including energy-efficient lighting, low-VOC materials, and waste management plans.
Everything Else You Should Know
Workplace Design Trends in 2025
Activity-based working (ABW) — where employees choose their workspace based on the task — has become the dominant model for office design in Hertfordshire and London. This means fewer fixed desks, more collaborative zones, quiet focus areas, and high-quality video conferencing facilities. TCM works with space planners and furniture consultants to translate ABW principles into a practical fit-out.
Dilapidations and Strip-Out
At the end of a lease, tenants are typically required to reinstate the space to its original condition (dilapidations). TCM carries out strip-outs and dilapidations works across Hertfordshire and North London, restoring spaces to Cat A or shell and core as required by the lease. Planning a fit-out with dilapidations in mind — using demountable partitioning and reversible finishes — can significantly reduce the cost of reinstatement.
Phased Fit-Outs for Occupied Buildings
Where a business cannot vacate its existing space during a refurbishment, TCM delivers phased fit-outs — working in sections to keep the business operational throughout. This requires careful programming, dust and noise management, and close coordination with the client's facilities team. Phased fit-outs typically cost 10–20% more than vacant-possession projects due to the additional complexity.
IT and AV Infrastructure
Modern offices require structured cabling (Cat 6A or Cat 7), Wi-Fi access points, server room or comms room provision, and AV systems for meeting rooms and reception. TCM coordinates IT and AV design with specialist consultants and installs all containment and first-fix cabling as part of the fit-out programme.
Office Fit-Out FAQs
Ready to Plan Your Office Fit-Out?
Contact TCM for a free consultation and fixed-price quotation. We cover Hertfordshire and North London.
Where We Deliver Office Fit-Outs
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.