THE OFFICE

FITOUT GUIDE
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Contents

03 What is an office fitout?

08 Defining your office needs

09 Stay or Go?

11 Procuring Your Office Fitout

15 Understanding the Costs

17 How do I set a budget?

19 Who might I need to involve?

23 Who might I partner with?

25 How long will it take me?

27 Workplace consultancy

31 Space planning & design

33 Fitout works

35 Source & supply of furniture

36 Handover & walkthrough

37 Now to put your space to work

38 Aftercare

39 Any further questions? Contact Calibro

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What is an
office fitout? >
Office Fitout is the term used to describe the
process of making interior spaces suitable for
occupation and use as an office environment.

This involves developing the space using a wide

range of unique features that are specifically
designed to create a space that fully meets the
requirements of the final user. Depending on the
degree of completion of the building, and the
interior specification required by the occupant,
fitouts can take a range of different forms which
are described in detail overleaf.

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At this stage, the building is just the completed

metal and concrete framework and base plate but
with no internal fitting complete. The key areas that

Shell & Core are covered at this stage are the main lobbies and
reception space, stairwells and lift shafts and the
main wall section for toilets. Once this is completed,
a basic shell is left ready for the next stage of the
fitout process.

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Cat A takes the basic shell of the building and turns

it into a more useable space for the developer and
landlord to work with. This mainly involves installing
the floors and ceilings, basic mechanical and
electrical services such as air conditioning and fire
protection systems. This then leaves the space ready
for the main transformation to be carried out.

CAT A

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A Cat A+ fitout is positioned in-between the two

main stages and are produced for the Landlord of
the space wanting to lease almost immediately. This

CAT A+ means that the design is not developed to fully suit

the requirements of a specific company but is at the
same level of completion so that the space can be
fully occupied within very little time. This category
can also be known as ‘turn-key’

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Cat B is the stage where the bespoke design

elements are added to the space that makes it
unique and fully function to the requirements of
the company that will occupy it. This stage enables
the appropriate branding and company identity to
be introduced that makes the space specific. Key
areas focused on at this stage will include decorative
flooring, wall and ceiling finishes, installing
partitioning for meeting rooms, creating breakout
spaces and installing the furniture.

CAT B

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Defining your
office needs
Planning In Advance
Moving or refurbishing your office is a large task to undertake and so it is crucial that clear and effective
planning is put in place from the very beginning to keep the project on track and ensure success.

It is highly recommended that you start your project plan as early as possible in order to provide a clear set of
guidelines for all parties to work to and ensure there is adequate time to carry out every step of the journey
effectively.

In order to get the most out of your office fitout project, it is important to create a project brief that outlines the
key aspirations you hope to achieve from the project to ensure all decisions keep aligned with the original aim.

Some examples include:

1. Business growth and expansion
2. Lease expiry/break
3. Reduce costs
4. Increase employee wellbeing and productivity
5. Increase interaction with clients

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Stay or Go?

When planning an office Do you want to grow?

fitout, we recommend The physical size of the space which will house your

analysing whether you business is very important. Too little space forces
crowding of staff and reduces the facilities available
should stay and refurbish to let your people be at their most productive. The

your existing space, or move most likely outcome in this situation is inefficiency
throughout the organisation. By contrast, too much
and fitout a new building. space will likely leave an organisation struggling to
keep teams working together and cause unnecessary
dilution of culture and values.
There are a number of key
Take a look at your current space to analyse whether
apsects you should consider, it is still the perfect size as when you first moved in
one of the key questions will – has it allowed for the expansion you had planned
for, and what expansion do you plan for in the future?
be whether the space fits If you are planning to move buildings, a test fit on
with your business – both the space available will allow you to see if it has the
right space to fit your team now and still provide the
now and into the future. necessary room for expansion as it is required.

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Does your office culture Is it easy for staff and

need a revamp? customers to get to you?
Your office culture is most likely to have changed Another important ingredient in the feasibility study
or developed over the years, and having an office is the building location. This can be influenced by
environment for staff to work in that contributes to such things as physical location, floor level within
and boosts that culture is crucial for growth and a building, proximity to existing tenants (it’s not
development. Your office culture may need a shake- always that comfortable being located right next to
up, a new style or different layout will result in staff your biggest competitor!) and other factors. A major
collaborating and conducting tasks in a different determinant is access to public transport and major
way than before and result in greater flexibility and road & rail networks.
a stronger team culture. This might include a more
agile working environment to support connectivity The easier you can make it for your potential
between employees or a new layout that enables customer or partners to visit you, the quicker
different teams to work together more effectively you will be able to scale and grow your company.
and successfully. Analyse your current location, how much has
changed since you first moved there? Are you still
Evaluate your current culture – is it one that drives near to your target audience?
positivity, collaboration and growth? A simple
refurbishment of your current space may be what
you need to achieve a small change or development
in culture. A move to an entirely new space, with
new facilities, will result in greater changes to
working styles and therefore revamp the entire
culture and mindset of your business.

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Procuring your
office fitout >
When it comes to the design and fitout of your
new space, there are two routes that can be taken
– Traditional, or Design and Build.

The one you chose all depends on the demands of

your project, we compare these two methods to
help you make a better decision…

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The Traditional
Traditional procurement remains the most
commonly-used method of procuring building

Approach
works. It comprises a tripartite arrangement
involving a client, consultants and contractor.

The traditional procurement route involves

separating design from construction. The client first
appoints consultants to design the project in detail,
ensure cost control and inspect the construction
works as they proceed. Contractors are then invited
to submit tenders for the construction of the project
on a single-stage competitive basis.

Concept Detailed Finalise Tender Value Re-Tender Final Select Fitout

Design Design Design Project Engineer To Contracts & Contractor
Budget Regulations

Design & Build

Design and build is a procurement route in which
the main contractor is appointed to design and

Approach
construct the works, as well as the FF&E (Furniture,
Fittings & Equipment) package on most occasions.
Design and build can be attractive to clients as it
gives a single point of responsibility for delivering
the project.

Design and build projects can follow either a single-

stage or two-stage tender process.

Concept Design Detailed Design Final Contract Fitout

& Estimating & Costings Regulations &
Project Lead-in

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The Traditional Approach Benefits:

Cost-Comparisons: Greater level of cost comparison between

tendering parties and therefore allows you to choose based on the
lowest price or the best quality or the combination of both that fits
your needs.

Control: Client has more control over the various contractors and
suppliers throughout the project.

Design: Close working relationship with your chosen design team

to get the design right.

The Traditional Approach Drawbacks:

Time-Consuming: Generally the traditional procurement route is

more time-consuming, mainly in the pre-construction period –
when developing design and tender packages.

Initial Investment: Engaging with a project team such as an

architect and a project manager can be an expensive up-front
investment before you have sight of project costs/ feasibility.

Multiple Contacts: There are usually more parties to communicate

with throughout a project, generally including – Architect or
Interior Designer, QS/ Project Manager, Main Contractor, IT
Consultant and a Furniture Provider.

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Design & Build Approach Benefits:

Communication: one company takes accountability and ownership

of the entire project.

Speed: the fitout of the space can be planned alongside the design
process as well as saving time preparing tender documents.

Less expenditure and up-front engagement required on

professional fees.

Up-front knowledge of costs involved for the entire project at very

early pitch stages. Most D&B Contractors will insist on establishing
and working to your budget for the overall project.

Design & Build Approach Drawbacks:

Limited opportunity to see like-for-like cost comparisons.

Greater reliance on single provider, therefore more trust needed in

the team you appoint.

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Understanding
the costs >

Belfast Office

Low Spec. Medium Spec. High Spec.

£ per sq. ft. £ per sq. ft. £ per sq. ft.

Design & Preliminaries 2.60 3.00 3.20

Fitout

General Building Works Eg. Strip-Out & Structural Amends 2.70 2.70 2.70

Ceilings 2.80 3.20 4.40

Partitioning 5.10 8.20 10.30

Joinery Inc. Teapoints & Bespoke Joinery 3.00 6.00 9.00

Mechanical Inc. Plumbing & HVAC (Heating, Ventilation & AC) 3.60 6.80 9.60

Electrical Inc. Power, Lighting, Comms, Fire Alarm 4.50 7.20 10.10

Security & Access 1.50 2.20 3.10

Audio Visual 1.50 2.50 3.50

Washrooms 2.00 3.20 4.80

Decorations & Signage 2.90 3.80 4.70

Floorcoverings 1.90 2.60 3.90

Furniture, Fittings & Equipment (FF&E) 8.50 12.10 16.80

Total Approx £ per sq ft. 42.60 63.50 86.10

Calculate Your Total Based On Your Needs

*Costs are indicative and for guidance only. * Costs accurate as of Q1 2022

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While there is no single answer as to the cost of an office

fitout, there are a range of aspects to be considered. Below
is a guide to the major areas of potential expenditure based
on a typical 5,000 sq ft project in Belfast and Dublin.

Dublin Office

Low Spec. Medium Spec. High Spec.

€ per sq. ft. € per sq. ft. € per sq. ft.

Design & Preliminaries 4.00 5.00 5.80

Fitout

General Building Works Eg. Strip-Out & Structural Amends 3.50 3.50 3.50

Ceilings 3.50 4.00 5.50

Partitioning 7.50 10.60 13.00

Joinery Inc. Teapoints & Bespoke Joinery 6.10 10.80 16.00

Mechanical Inc. Plumbing & HVAC (Heating, Ventilation & AC) 5.00 9.20 13.40

Electrical Inc. Power, Lighting, Comms, Fire Alarm 6.30 11.50 14.60

Security & Access 2.00 3.20 4.20

Audio Visual 2.00 3.20 4.20

Washrooms 3.00 4.60 6.90

Decorations & Signage 4.00 5.20 6.30

Floorcoverings 2.50 3.60 5.00

Furniture, Fittings & Equipment (FF&E) 10.70 15.30 21.00

Total Approx € per sq ft. 60.10 89.70 119.40

Calculate Your Total Based On Your Needs

*Costs are indicative and for guidance only. * Costs accurate as of Q1 2022

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How do I set
a budget? >

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Setting a £/ € Per Sq. Ft. budget

is a good place to start
Calculating your budget for the fitout project is an important
step in ensuring success along the way and keeps the project
on track.

There a number of key areas we recommend you take a

look at to gain a better understanding of the different costs
you may face so you can create a more realistic budget to track.

We also highly recommend being as realistic as possible here, don’t try to cut costs or anticipate lower costs
than expected as this will result in an ineffective budget for the entire fitout team to work with and could result
in major financial issues down the line. Some key areas of expenditure are covered below:

Advisory Fees Capital Expenditure Building-related

- Commercial property agent fees - Fitout costs - Rent
- Legal advice - Furniture costs - Rates
- Cost consultants - IT - Services
- Environmental audits - AV and software installations - Security
- Additional service installations - Maintenance
- Contracts
- Dilapidations
- Stamp Duty

Logistical Fees Soft Costs

- Mail and phone redirecting - Insurance
- Furniture removal - Training
- Storage & movement management - Project contingency
- Marketing to the public/clients

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Who might I need

to involve? >
Building a strong and reliable team of experts to tackle
the fitout project will ensure the project is managed
as efficiently as possible and reduces the risk of
communication errors.

We have developed a list of key teams and their members

that once created, will help to keep the project on track:

Internal Project Leader Finance Team

You will need to appoint a single person within your Consult with the financial team within your
organisation to look after the daily running of the organisation to work on the budgets and costings of
fitout project and act as a key internal contact for the project. Their role is to also control the spending
other teams to report to. Ensure this person has the and keep a track against budget throughout the project
necessary skills and time required to look after the and communicate with relevant teams about any
project as their role is vital to the project’s success. variances.

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Internal Team Legal Team

The final project outcome will have an effect on An office fitout project is a complicated task so we
every division of your organisation, so it is important recommend you work with property solicitors who
to include the managers/directors of each of these can point you in the right direction and give advice if
divisions in the decisions and ensure that the internal any problems arise.
project leader liaise with them to keep the project
on track to meet the intended outcomes for each
division.

Landlord Technology Consultants

It is important to keep in contact with your building The movement, development and installation of IT
landlord, whether you are refurbishing your current software and equipment requires a lot of time and
space or moving to a new building. You will need to expertise so it may be best to use an independent
discuss your plans for the space with them to ensure company to look after this in order to reduce disruption
they do not conflict with their plans and that the space it would otherwise have in your day-to-day business.
will still be suitable for them further into the future.

Commercial Agent Workplace Specialists

Work with a commercial agent to discuss your office In order to get the most out of your new space and fully
fitout plans for your current or new space. Their meet your demands, work with workplace specialists
knowledge of the rental market will enable you to who will be able to gain an understanding and vision
decide on the best lease and/or building and ensure of your needs and turn them into a fully functional
you are taking the right space for your company. and dynamic workplace environment for the future.
This will consist of consultants, space planners and
designers becoming fully involved from start to finish
to deliver a brand new space for future growth and
sustainment.

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“ Without Calibro I know we would not be

sitting here today in our fantastic new
premises. The team are blown away,
no-one expected what they walked into
today and the feedback was great.

Group Directors - MCS Group

”

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Who might I
partner with? >
There is a vast variety of designers, architects, fitout
contractors and D&B companies across the UK and Ireland
that offer a range of services, specialities and price points
that make choosing the right one a difficult task.
We have combined a number of key attributes for you to look out for when choosing your project partner
to ensure they fully grasp your vision and can execute on your space requirements…

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Design Flair Track Record

Firstly, you want to work with a team of creative You want to partner with a firm that has a good track
individuals that will not only be able to understand record and plenty of knowledge of the industry. No
your vision and requirements from very early stages, office fitout project is ever easy, so choosing a firm
but build on those and develop a solution that not that has skills in doing so will reduce your time and
only meets, but exceeds your requirements beyond effort on the project and ensure it is done right the
expectation. first time.

Attention To Detail Budget Savvy

Partner with someone who strives for perfection and Your budget is important to the success of your
for a flawless project from start to finish. You don’t project, so you will want to partner with someone
want any extra work or hassle, or problems that will who can work within the budget constraints and put
hold you up moving into your new space so work with a your money to its best use in the space.
firm who has expertise in project management.

Wellbeing Sustainability
Your employees are your most important asset, and The impact that anything has on the environment is
you need a partner who knows the same. Choose important, so chose to partner with a company that
a project partner who cares for your staff as much considers their environmental impact and will ensure
as you do and who strive to create the best possible that your project is sustainable now and in the future.
space for them in order for growth and development.

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How long will

it take me? >

Once you’ve chosen your project partner, you

can begin to create a detailed project plan to
share with the entire project team to keep the
project on track.

Work with your team of decision makers and

team members to construct a plan based
around the key project milestones and the start/
finish time of each.

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Below is a typical fitout approach and the services:

Define The Vision & Objectives

Partner With Workplace Expert

Review Current Lease Agreement

Workplace Consultancy

Determine Budget

Location Feasibility Study & Decision

Lease Completion – Negotiate & Finalise

New Space Discovery Meeting

Concept Design (High Level)

Technical Design & Detailed Drawings

Build/Fitout

Review & Aftercare

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Workplace
consultancy >
Workplace consultancy is an audit of your current workspace to identify what your existing and
future business needs are and whether they are being met by your current work environment.

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In essence, it’s an information gathering and reporting

exercise. By engaging your staff, observing your workforce,
conducting wellbeing and occupancy studies and taking
the time to understand your goals and challenges, we can
produce concise, actionable insights that will help you make
better use of your available space.

The perfect time for a workplace consultancy is before

a planned office relocation or refurbishment, or when
transitioning to a more agile working environment. This will
ensure the workplace is optimised for processes and people
from the beginning of the journey.

The benefits of workplace consultancy:

- Increasing the productivity and profitability of your business.

- Allowing every part of your workspace to be used optimally.

- Enhancing the flexibility of the workspace to accommodate different working types.

- Accommodating future growth and expansion while saving costs.

- Improving communication and collaboration within and between teams.

- Attracting new talent and boosting morale and engagement.

- Strengthening the brand image and the business’s core values.

- Reducing your energy consumption and running costs.

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The workplace consultancy process:

The first step in every workplace consultancy process is to

understand your organisation’s objectives, strategies and
outputs and the way you work to achieve them.

Data gathering tools and methodologies are put into practice

to map the needs of your organisation and your people against
the current working environment. This is then used to identify
practical and affordable ways to make positive changes to
benefit your business.

People Process Place

- Company Culture - Efficiency - Branding

- Workstyles & Agility

- Teamwork

- Health & Wellbeing

> - Flexibility

- Security

- Technology
> - Storage Capacities

- Furniture Optimisation

- Energy Usage

- Change Management - Sustainability - Inspiring Interiors

- Staff Engagement - Connectivity - Space Utilisation

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A full workplace consultancy will include:

Space Utilisation Study Stakeholder Engagement

Your chosen partner will first need to understand By conducting stakeholder surveys and
how your current workspace is performing. To do workshops, your partner will be able to help
that, they measure workstation, meeting room you understand your high-level project drivers,
and breakout area occupation rates and produce objectives and aspirations.
heatmaps and map collaboration touchpoints to
understand how the space is being used.

Staff Engagement Wellbeing Surveys

Your partner may hold one-to-ones with team leaders, Live surveys can be conducted to understand the
bespoke surveys with anonymous responses or group impact that your workspace is having on employee
workshops to help them understand the requirements wellbeing and analyse how this can be improved.
and priorities of your staff.

Reporting & Recommendations

A concise and compelling summary of the data along
with a strategy plan and change transition outputs
will be produced that will empower you to work
smarter and achieve more.

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Space planning
& design >

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This is the stage where your chosen design partner starts

bringing together your vision, your brand value and a unique
aesthetic to the space. At this point, the design team will
have fully grasped your requirements for the space and
develop an office layout that fully meets them.

There are a number of key aspects throughout this stage that will make it more successful and ensure the
design solution is the most effective for you:

Designed Around You Designing For Compliance

The final design for the space will be occupied by you, The design must be compliant to all building
your employees and customers, so it is crucial that regulations and laws set put by the government to
the design fully reflects your brand and vision for the allow for safe occupation and day-to-day use.
future and support the key collaboration, focus and
growth you are looking for.

Designed For Function Designing For Sustainability

The space must not just look and feel perfect, it You want a design that will stand the test of time but
must operate as intended and fully meet your daily can be easily adapted throughout the future. It is also
demands. important that the design of the space is sustainable in
the choice of materials and effect on the environment

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Fitout works >

The next step is for the fitout team to commence the
construction work that will transform your project from a
plan into a reality. That includes the installation and removal
of floors, walls, ceilings, mechanical and electrical items and
decorations.

A dedicated project manager will oversee every step of the

build on your behalf and ensure that delivery and installation
timelines are met and your budget is adhered to.

Construction sites are complex

environments that require highly
efficient management and coordination
between teams for successful design and
completion. For that reason, your fitout
team will create effective layouts that
allow high-value materials to be moved
quickly and safely. They should also
communicate any updates immediately
so there aren’t any unwelcome surprises,
all of which will help to turn the project
around more quickly.

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Your fitout partner should also advise you on the best way to
manage your assets, whether you’re planning to move into a
temporary space while the works are completed or remain
in occupation. Fitout construction teams are often required
to work in occupied spaces, so they will be well practised at
minimising the disruption.

People Communications
You need to know who is in the workspace when and Put a communication plan in place so employees,
make sure that your department leaders have the customers, suppliers and service providers are kept
latest contact details of all employees so you can informed and know how to contact you during the
advise them on any developments. construction process.

Technology Dilapidations
Can you move your existing technology freely or will Request a disposal and dilapidations report from
you need to speak to your provider for assistance? It’s your current landlord. That will explain whether
important to check where you stand as moving items you’re responsible for returning your workspace to its
could risk voiding the manufacturer’s warranty. current condition.

Furniture Ongoing site reports

Think about which pieces of existing furniture you You’ll also receive regular reports from your fitout
would like to reuse after the transition, if any, and partner to keep you up-to-date with all the work
create an inventory. Your fitout partner may be able to that’s taking place on-site. That will include a review
advise you on which pieces of furniture you can reuse of the progress, a list of any changes to the schedule
and dispose of any unwanted items for you. and details of any snagging issues.

Filing and Storage Final inspection

If you’re relocating to a new office, you should make Once the construction work has finished, your
arrangements with a removal company and consider fitout team will conduct a pre-handover inspection
whether you’ll require additional off-site storage and to ensure every aspect of the project has been
how often you’ll need to access it. completed and the quality of the workmanship meets
the necessary standards.

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Source & supply

of furniture
Once the fitout of the space has been completed, Reliable sourcing
you can begin moving and installing the furniture Your fitout partner will have a network of office
and setting up for occupation. Partnering with an furniture suppliers and know exactly where to
experienced furniture provider will ensure that the turn to find comfortable, functional and stylish
right furniture is chosen that suits your day-to- solutions to bring your new workspace to life. As
day working requirements and the design of your long as your fitout provider is not affiliated or tied
new space. A number of key furniture pieces that to any manufacturer, they will provide impartial
will be installed include desks, operator chairs, advice on all your furniture requirements and
boardroom furniture, breakout pods, phone booths, ensure every piece is practical and representative
kitchen furniture & storage systems. of your brand. As well as creating visually
stunning spaces, their focus should be on creating
a highly versatile workplace that can adapt to the
needs of your business now and in the future.

Exacting installation
The final step is to install your new office
furniture in the workspace and coordinate it with
any existing office furniture you have. Every item
of furniture will be installed by the fitout team to
a precise project timeline. They should consider
the most cost-effective way to carry out the
installation and work around your schedule to
minimise the disruption and reduce the impact on
productivity. The result is a fully-fitted workspace
that’s ready for immediate use.

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Handover &
walkthrough
Now that all of the major work is complete, you are nearly ready to move into your brand-new space!
In order to do so, your fitout partner will walk you through the space and talk you through the new
design and layout and give you a chance to ask any questions. This is also a good opportunity to make
conduct inspections and make any final amends if you are unhappy with anything.

Completed Inspection Moving In

Once the inspection is complete, your partner will In order for the moving-in process to be smooth and
provide you with an Operations and Maintenance efficient, we recommend having a clear plan in place
manual. This will include the following: for everyone to agree on and follow so you can get
into the space on time with little disruptions, this
1. Suppliers and product lists and details could include:
2. Manufacturers maintenance guides
1. How and when the move happens
3. Detailed technical information
2. Allow time for training on equipment and furniture
4. Floor plans and layout drawings
3. Introduction details to welcome staff
5. Insurances, guarantees and warranties on products
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Now to put your

space to work
Once the new space is occupied, there are a number of small final tasks that need
actioned to complete the final handover. These will ensure the transition to the
new space is fulfilled properly and ready to function as intended. Remember to:

1. Reorganise mail and phone redirects

2. Launch marketing campaigns to raise awareness about the space

3. Wrap up any outstanding contracts from your previous space

4. Take photos and share

5. Celebrate your space with a party!

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Aftercare
The fitout project is never Your partner should provide you with an aftercare
service which will consist of the following:
really over, even once you’ve
moved in to your new space.
1. Regular follow up on space layouts to ensure it is
It is important that the space functioning as intended.

is well looked after and any 2. Making suggestions and adjustments to constantly
improve your space.
amends or adjustments that
3. Carry out inspections on equipment to keep them up
need made, are completed to standard.

to ensure maximum space 4. Carry out maintenance and service work.

utilisation and productivity. 5. Service and clean furniture and floor coverings.

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Any further
questions?
Contact Calibro
We can provide solutions to meet all areas mentioned in this
guide and provide a full office design and fitout service.

Our team are always ready to help you – get in touch today
with one of our expert space specialists.

>

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Contact Us
hello@calibroworkspace.com
028 9442 5200

Unit 6 Rathenraw Ind Estate

Antrim, BT41 2SJ. N Ireland

calibroworkspace.com

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“ I find that trust with Calibro was one

of the most important benchmarks I
have with them. I trust them and staff
implicitly, like my own staff, that they
would never let me down.

Matt Staunton - Forsa Santry

”

The Office Fitout Guide