Commercial Fit-Outs: Office, Retail & Hospitality Costs & How to Get Quotes

A well-designed commercial fit-out can transform a bare shell into a productive, attractive, and functional business space. Whether you're opening a new office, retail store, restaurant, or hotel, fit-out costs are significant — and getting the specification, budget, and contractor right is critical to success.

So how much does a commercial fit-out cost? What's the difference between Cat A and Cat B? How long does it take? And how do you find a reliable fit-out contractor who delivers on time and budget? This guide explains commercial fit-out costs by sector, specification levels, timescales, and how SpecConnect can connect you with verified fit-out specialists quickly.

How much does a commercial fit-out cost?

• Cat A office (basic shell, ready for tenant): £400-£800/m²
• Cat B office (fully fitted, desks, IT, meeting rooms): £800-£1,500/m²
• High-spec office (breakout areas, acoustic treatment, AV): £1,500-£3,000/m²
• Basic shop fit-out (flooring, lighting, basic fixtures): £300-£700/m²
• High-end retail (luxury finishes, bespoke fixtures): £1,500-£4,000/m²
• Basic café or fast-casual restaurant: £800-£1,500/m²
• Fine dining or hotel (high-spec, commercial kitchen): £2,500-£5,000+/m²
• GP surgery or dental practice: £1,200-£2,500/m²
• London and South East: Add 20-40%; Midlands, North, Scotland: 15-25% cheaper

What's the difference between Cat A and Cat B fit-out?

Cat A (landlord fit-out)

Basic shell prepared for tenant occupation. Includes: raised access floors or screed, suspended ceilings with lighting, basic HVAC, toilets and kitchenette (core services), fire safety (sprinklers, alarms, emergency lighting), and incoming power and data infrastructure. Cat A is usually delivered by the landlord. The tenant then completes Cat B.

Cat B (tenant fit-out)

Full customisation for the tenant's specific needs. Includes: partition walls (meeting rooms, offices, breakout areas), flooring, decorating and branding, furniture, IT infrastructure (cabling, servers, WiFi), kitchens and tea points, AV equipment, and acoustic treatment. Cat B is the tenant's responsibility and is where most customisation and cost happens.

How long does a commercial fit-out take?

• Small office (50-100m²): 4-6 weeks
• Medium office (200-500m²): 8-12 weeks
• Large office (1,000m²+): 12-20 weeks
• Retail unit (100-300m²): 6-10 weeks
• Restaurant or café (150-300m²): 8-14 weeks
• Hotel or multi-unit hospitality: 16-30+ weeks

Delays can occur due to planning or Building Control approvals, lead times on bespoke furniture or equipment, coordination with landlord or other tenants, and unforeseen structural issues. Always build a 10-20% buffer into your programme.

Building Regulations and commercial fit-outs

All commercial fit-outs must comply with Building Regulations. Key areas: Part B (fire safety — fire doors, escape routes, fire alarm, emergency lighting, compartmentation), Part F (ventilation — minimum fresh air rates, CO₂ monitoring in meeting rooms), Part L (energy efficiency — lighting controls, HVAC efficiency, insulation), Part M (access — accessible toilets, level thresholds, door widths), and Part P (electrical safety — BS 7671 compliance, certificates required). Your fit-out contractor should handle Building Control notifications and inspections.

What qualifications should a fit-out contractor have?

• Public liability insurance (minimum £5-£10 million)
• Employer's liability and professional indemnity insurance
• CHAS (Contractors Health and Safety Assessment Scheme)
• Constructionline (government-approved contractor register)
• CIOB (Chartered Institute of Building) membership
• Experienced project manager (APM or PRINCE2 qualified)
• Portfolio and references — completed fit-outs in similar sector
• M&E subcontractors: NICEIC/NAPIT (electrical), Gas Safe, F-Gas certified (HVAC)

Common commercial fit-out problems and how to avoid them

• Project overruns budget by 20-50%: detailed specification upfront, 10-15% contingency budget, change control process
• Delays push back opening date: critical path planning, early procurement of long-lead items, experienced project manager
• Building Control rejects work: contractor should have Building Control experience, attend inspections
• Tenant disputes with landlord: agree scope with landlord in writing before starting, submit drawings for approval
• IT or AV systems don't work on day one: appoint a single project manager to coordinate all trades

How to avoid cowboy fit-out contractors

• ❌ Demands large upfront payment (more than 10-20%)
• ❌ No written contract (JCT or NEC standard contracts should be used)
• ❌ No detailed programme or project plan
• ❌ No health and safety policies or risk assessments
• ✅ Get 3 written quotes from experienced fit-out contractors
• ✅ Verify insurance (public liability, employer's liability, professional indemnity)
• ✅ Use standard contracts (JCT Minor Works or NEC3)
• ✅ Appoint a project manager or contract administrator
• ✅ Pay in stages tied to completion milestones
• ✅ Use verified platforms like SpecConnect where contractors are checked before joining

How SpecConnect connects you with verified fit-out contractors

Finding reliable commercial fit-out contractors usually means weeks of tendering, site visits, and chasing quotes. SpecConnect removes that friction. You upload details of your project — floor plans, specification, programme requirements. The app shares these with verified commercial fit-out contractors covering your area. They can assess the work before responding, which means accurate quotes without wasted preliminary meetings.

Most SpecConnect users receive competitive fit-out quotes within a few days (commercial projects require more detailed assessment than domestic work). SpecConnect is free to use for business owners, facilities managers, and property developers. It covers 35+ trade categories beyond fit-outs — electricians, HVAC, fire safety, flooring, partitioning, and more.