Independent London guide · Free contractor matching
Office Refurbishment & Fit Out in London
Understand Cat A, Cat B and design & build, see 2026 cost-per-sq-ft benchmarks, and request quotes from a vetted London fit-out contractor.
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One brief, one vetted London contractor
Finding a suitable fit-out contractor usually means searching, shortlisting and repeating your brief several times. Instead, answer a few questions in two short steps and we will pass your project to one vetted London contractor that fits your size, location and timescale. They contact you to arrange a survey and quote; there is no obligation to proceed.
- Refurbishment, Cat A, Cat B and design & build
- Health and safety accreditation and insurance checked
- Projects from small refurbs to full floors
- No cost to occupiers, and we tell you who the contractor is
Prefer to read first? Start with our guides to fit-out costs, Cat A vs Cat B and choosing a contractor.
Request fit-out quotes
Two steps, about two minutes. We pass your brief to one vetted London fit-out contractor.
Independent guide
Office fit out in London: where to start
What is the difference between an office refurbishment and a fit-out? An office refurbishment upgrades an existing office, for example with new finishes, lighting, layout changes or furniture. An office fit-out makes a space usable for a tenant and is usually described as Cat A (the landlord’s base finish) or Cat B (the tenant’s own design).
Office Refurbishment London is an independent guide for businesses planning office fit-out and refurbishment projects in London. Whether you are moving into a new floor, upgrading the space you already occupy, or adding meeting rooms and breakout space, this page explains the options, typical costs per square foot and the approvals you will need. We are not a contractor and do not give professional advice.
Office refurbishment
Upgrading your existing office: new layouts, finishes, lighting, kitchens and meeting rooms. Often phased or done out of hours while you stay in occupation.
Cat A fit-out
The landlord-standard finish that turns a shell into a usable, empty floor: raised floors, ceilings, lighting, air conditioning and fire systems.
Cat B fit-out
The tenant’s fit-out: partitions, meeting rooms, kitchens, furniture, IT, AV and brand finishes that make the space work for your team.
Design & build
One contractor handles space planning, design and construction under a single contract, simplifying communication and responsibility.
Upgrade in place
Office refurbishment in London
Many London businesses refurbish the office they already have rather than moving, especially when the lease has years left or the location works well for the team. A refurbishment can be as light as new flooring, lighting and decoration, or as extensive as a new layout with meeting rooms, phone booths, a better kitchen and upgraded air conditioning.
Fit-out or refurbishment: what is the difference?
A fit-out usually means making a space usable for the first time or for a new tenant (Cat A or Cat B). A refurbishment means upgrading an office you already occupy. In practice the same contractors do both, and many projects mix the two.
When a refurbishment makes sense
Common triggers include a lease renewal or break you have decided not to use, a change in how many people come into the office each day, a growing team that needs more meeting space, tired finishes that no longer reflect the brand, and rising energy bills from old lighting and air conditioning. A refurbishment can also be part of a lease negotiation: landlords sometimes contribute to works in return for a longer commitment.
Refurbishing while you stay in occupation
Working in an occupied building needs careful planning: phasing work zone by zone, moving teams temporarily, scheduling noisy work out of hours, keeping escape routes and services working throughout, and protecting IT. It usually takes longer and can cost more per sq ft than working in an empty space, but avoids the cost and disruption of relocating. Tell us in your brief if you will remain in the building.
2026 benchmarks
Office fit out costs in London
Most contractors don’t publish prices because every building and brief is different. Industry benchmarks give a useful starting point. A London cost index for Q1 2026 reports these ranges:
| Specification | Cost per sq ft (London, Q1 2026) | Typically includes |
|---|---|---|
| Cat A | £60–£95 | Landlord base-build finish: raised floors, ceiling grid, air conditioning, emergency lighting |
| Cat A+ (“plug and play”) | £95–£140 | Cat A plus meeting rooms, kitchen, carpet, paint and basic furniture |
| Cat B standard | £120–£200 | Full tenant fit-out: partitioning, M&E, joinery and finishes |
| Cat B premium / HQ | £220–£380+ | Bespoke design, premium finishes, AV, stone, architectural commission |
Source: Hampstead Renovations, London Office Fit-Out Cost Index Q1 2026, published 15 April 2026 (hampsteadrenovations.co.uk), checked 4 October 2026. Ranges are per sq ft of net internal area and exclude VAT; they are benchmarks, not quotes.
Ballpark budgets by office size
| Office size | Cat A (£60–£95) | Cat B standard (£120–£200) | Cat B premium (£220–£380) |
|---|---|---|---|
| 2,000 sq ft | £120k–£190k | £240k–£400k | £440k–£760k |
| 5,000 sq ft | £300k–£475k | £600k–£1m | £1.1m–£1.9m |
| 10,000 sq ft | £600k–£950k | £1.2m–£2m | £2.2m–£3.8m |
Illustrative arithmetic: floor area multiplied by the per sq ft ranges above. Excludes VAT, professional fees, furniture beyond the stated spec, IT and moving costs.
What the benchmarks leave out
Per sq ft figures usually exclude VAT, professional fees, furniture beyond the stated specification, IT and AV equipment, moving costs and any landlord or building control fees. Ask every contractor to list exclusions so you can compare quotes like for like, and keep a contingency for surprises found once work starts.
Location matters too. The same index reports premiums over an inner-London baseline of around 15–20% in the City and 18–22% at Canary Wharf, driven by estate rules, loading restrictions and out-of-hours working, while Hammersmith can come in up to 10% lower. It also notes that reusing sound existing partitions, ceilings and M&E can cut fit-out cost by 25–40%. See our full guide to office fit-out cost per sq ft in London.
From brief to handover
Office design and fit out
Good office design starts with how your people actually work, not with furniture catalogues. The design stage turns your brief into a space plan, a specification and a cost plan you can approve before anything is built.
Design & build
One company designs and builds under a single contract, so there is one point of responsibility. It suits most small and mid-sized London offices.
Traditional procurement
You appoint designers first, then tender the build to contractors. It gives more design control and suits clients with consultants or an in-house team.
Writing a good brief
Cover headcount and attendance, ways of working, meeting and storage needs, look and feel, lease dates, budget, building rules and any sustainability targets.
Specification
Cat A vs Cat B fit-out
Cat A is the landlord’s base finish: raised floors, suspended ceilings, lighting, air conditioning and fire systems, with an open, empty floor. Cat B is the tenant’s fit-out on top: partitions, meeting rooms, kitchens, furniture, IT, AV and branding. “Cat A+” or “plug and play” sits between the two, adding basic meeting rooms, a kitchen and furniture so smaller occupiers can move straight in.
Knowing which you are buying matters, because it changes the scope, the cost per sq ft and who pays. Read our guides to Cat A vs Cat B and Cat A fit-out in London.
What to look for
Choosing office fit out companies in London
There is no single best contractor; the right one depends on your size, budget, building and programme. Shortlist companies that can show:
- London case studies of a similar size and type, with references you can contact.
- Health and safety accreditation (for example CHAS, SafeContractor or Constructionline) and ISO 9001, 14001 and 45001 where relevant.
- Adequate public liability, employer’s liability and, for design work, professional indemnity insurance.
- A clear, itemised quote with exclusions, provisional sums and a programme.
- Experience with your building’s landlord rules and out-of-hours working.
Office refurbishment companies vs fit-out specialists
Some companies focus on smaller refurbishments in occupied offices; others specialise in full-floor Cat B projects for larger occupiers. Matching the contractor’s typical project size to yours usually gives better attention and pricing. Read how to choose an office fit-out company in London.
The process
How a London fit-out project runs
- Brief and survey. Headcount, ways of working, budget and deadline; the contractor inspects the space, services and access.
- Design and cost plan. Space plan, specification, M&E design and a detailed price.
- Approvals. Landlord licence for alterations, building control and fire strategy.
- Build and handover. Strip-out, construction, finishes, furniture and IT, then snagging and the health and safety file.
A light refurbishment of a few thousand sq ft can take a few weeks on site; a full Cat B fit-out of a larger floor often runs for several months, plus design and approvals beforehand.
Your duties
Compliance, landlord consent and dilapidations
- CDM 2015. As a commercial client you have legal duties, including appointing a principal designer and principal contractor when more than one contractor is involved, and notifying the HSE for larger projects.
- Building Regulations. Works affecting fire safety, means of escape, ventilation and energy performance usually need building control approval.
- Landlord consent. Most leases require a licence for alterations before work starts, which can take weeks.
- Fire strategy. New layouts must keep escape routes, fire doors and detection compliant.
- Dilapidations. Check whether you must reinstate the space when the lease ends, as it affects what you build now. See our dilapidations guide.
Commercial fit out in London beyond the office
Many of the same contractors also handle commercial fit-outs such as showrooms, studios, clinics and client suites within office buildings. The principles are the same: a clear brief, landlord consent, compliance and an itemised quote. Mention any specialist use in your brief.
Sustainability
Many occupiers now set sustainability targets, often using frameworks such as SKA ratings for fit-out, BREEAM or WELL. Reusing existing elements, choosing low-carbon materials and diverting waste from landfill can cut both cost and carbon.
Coverage
Office fit out across London
We match projects across London, including the City, Shoreditch, Canary Wharf, King’s Cross, Southbank, Westminster and Victoria, Hammersmith, Croydon and Stratford. See every London borough we cover, or read more about how we vet contractors and how we are paid.
Questions
Frequently asked questions
How much does it cost to fit out an office in London?
What is the difference between Cat A and Cat B fit-out?
How long does it take to fit out an office?
What is the difference between an office fit-out and an office refurbishment?
Who are the top office fit-out contractors in London?
Do I need landlord permission to refurbish my office?
Two steps · about two minutes
Send one brief, get a qualified quote
Tell us about your space and timescale. A vetted London fit-out contractor will contact you to arrange a survey.
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