What Drives Fit-Out Costs

The starting condition of the space

A shell with no ceilings or services is different from a previous tenant's space that needs partial demolition. Existing ductwork, panels and plumbing can save money if they suit your use, or add cost if they must be altered.

A site walk with trades present is the fastest way to learn which case you have.

Mechanical and electrical intensity

Spaces with heavy ventilation, many plumbing fixtures or high power needs cost more than open offices. Kitchens, clinics and labs are typical examples.

Because our electrical and mechanical crews are our own, we can look at these loads together and suggest layouts that reduce rework between trades.

Finishes and custom elements

Millwork, specialty lighting, acoustic ceilings and feature walls change cost quickly. Standard finishes repeated across a floor are cheaper than many one-off details.

Choose where the finish matters to customers or staff and keep the rest simple.

A compressed schedule can mean overtime, expedited orders or more crews at once. Winter work may require heat and protection. Long lead items can force early decisions.

Occupied buildings add limits on working hours, noise and access.

Approvals and design clarity

Complete drawings produce firmer prices. Missing details become allowances, and allowances move.

Early involvement lets us flag costly choices while they can still be changed on paper.

A few direct questions at the outset will show where your project sits and what is likely to move the price. Raise them with your contractor before design begins.

• What can be reused from the previous tenant?
• What are the power and cooling needs of our equipment?
• Which finishes can be standard?
• What is the latest date we can open?

How we help you see the drivers

We walk the space with our electrical, mechanical and interior crews, then explain in plain terms which conditions will move the price. You see the main drivers before design, not after tender.

That early walk-through often changes the plan. A layout shifted by a few metres can avoid a long duct run or a new panel, and saves money without hurting the result.