You’re a growing business that’s just found the perfect new office space. You envision it supporting the next stage of your expansion. It reads on the listing that it’s CAT A ready, but what does this actually mean?
Although it may come across like it’s just industry jargon, understanding these levels of office fit out is essential. The last thing anyone wants is to realise the office isn’t finished to the appropriate standard 2 days before signing the lease. These categories could mean the difference between moving in within 6 weeks or 16. It could also save or cost you significantly more than you have budgeted for.
The office fit out landscape is constantly changing and evolving. Traditional CAT A/B fit out standards have been the accepted norm for decades. Recently however, changing tenant expectations and competition from serviced offices have spawned a new category named CAT A+. This enhanced specification sits between landlord-standard and tenant-ready, promising faster move-ins and lower upfront costs.
In this guide, we’ll explain every office fit out category, what is and isn’t included in each, and how to choose the right specification for your needs. Whether you’re a startup aiming to preserve cash or a landlord deciding how to position your building, you’ll get the clarity needed to make an informed decision.
The Office Fit Out Hierarchy
Office fit out categories represent a spectrum from bare space to fully operational workspace. Think of them as building blocks; each level adds more until you reach a finished office.
Shell & Core: The building’s structural shell with core services (lifts, stairs, and basic utilities). Everything else is your responsibility. Rare for standard leases.
CAT A (Category A): The traditional landlord standard – a blank canvas with essentials in place. When taking on a CAT A property, you will need CAT B works to follow, making the space usable.
CAT A+ (Category A Plus): The middle ground that’s gaining popularity. Essentially, it’s CAT A with added extras to reduce or nullify the need for further fit out services such as CAT B.
CAT B (Category B): Your fully customised workspace, designed and fitted to your exact specifications. A space which exudes your brand and supports your team.
Turnkey: A fully managed fit out where a contractor handles everything from design to furniture and sometimes even the move itself.
Understanding where each category sits on this spectrum can help you determine your upfront costs, move-in timeline, and how much control you have over the final design. In the following sections, we’ll break down exactly what you get (and don’t get) with each level.
CAT A Fit Out – The Starting Point
So now we understand that a CAT A is the industry baseline. It’s what most landlords provide before you move in. A fit out of some sort will always be needed to take a space from CAT A to a working office. Governed by RICS standards, it tends to be quite similar from office to office.
What’s actually included: The raised access floors for cabling, exposed or suspended ceilings with basic grids, LED lighting, heating and ventilation, some power/data outlets, finished toilets and communal areas, fire safety systems, and building access control.
What you don’t get: Once dilapidations works have taken place (after the previous tenant), the office is restored to this CAT A build. This is why you can’t expect any partitions, floor coverings, kitchen facilities, supplementary cooling, branding, or furniture. This is so you can take the space and make it yours utilising a CAT B fit out.
Who pays: Landlord (built into base rent).
Timeline: Complete before lease signing.
CAT A+ Fit Out – The Emerging Solution
CAT A+ is relatively new on the office fit out scene. It’s emerged due to landlords competing with serviced offices. It’s a way for landlords to offer something close to a “ready to move in” option to potential tenants.
What makes it different: With it being called CAT A+, obviously you’ll be getting everything from CAT A, plus some or all of the following: installed carpet tiles or LVT flooring, acoustic treatments, smart lighting with sensors, pre-built meeting rooms, fitted kitchens, loose furniture, enhanced infrastructure, and additional power/data points. However, this isn’t guaranteed. This is a midpoint, taking the space from CAT A to a working office solution.
The catch: CAT A+ isn’t standardised. One landlord’s “CAT A+” might be basic carpet and a kettle; another’s may include full collaboration zones with AV equipment. It’s always best to get specifications in writing and inspect comparable spaces.
Who benefits:
- Tenants: Quicker move-in time and potential savings on fit out costs.
- Landlords: Achieve a higher rental amount (as opposed to CAT A). Potentially reduced void periods.
Best for: SMEs, scale-ups, shorter leases (3-7 years), businesses needing rapid deployment.
CAT B Fit Out – A Custom Offering
CAT B is your chance to take the space and make it yours. The amount of customisation which is available here is basically limitless. CAT B allows you to create not just an office but your perfect space. A place which suits your needs, wows clients and, most importantly, supports your growth as a business.
What’s included: Complete space planning, partition layout, branded finishes and signage, additional meeting rooms, private offices, fully tailored kitchen/breakout areas, all furniture and workstations, IT/telecoms infrastructure, supplementary HVAC and lighting, acoustic treatments and sometimes moving assistance if agreed with the contractor.
Timeline: 10-16 weeks from CAT A; 6-10 weeks from CAT A+
Who pays: Tenant (sometimes negotiable as landlord contribution or rent-free period).
Which Fit Out Level is Right for Your Business?
So now we understand what’s included in every category of office fit out, it’s time to work out which is right for you and your business. This choice needs to align with your business strategy. Making the wrong decision can lead to your business spending more money than needed, potentially on features you don’t need. On the other hand, you don’t want to realise your fit out doesn’t support your team properly 6 months into your lease.
Let’s look at how to make the right decision:
It’s best to start with timelines – for example, if you need to be operational within 4-6 weeks, then CAT A with B following on is off the table. In this case it would be advisable to go for a CAT A+ due to the shortened timeline. If you were to start looking into solutions earlier, for example, 4-6 months earlier, then a CAT A space with a CAT B fit out becomes viable, giving you maximum control.
You should ask yourself these critical questions:
- When does your current lease end?
- Will you be paying double rent during this transitional period between the two offices?
- Is there a specific date you are working towards which will drive this timeline?
Assessing Your Budget:
It’s critical to not only look at what you can afford but also consider what makes financial sense for your lease term.
The 5-Year Rule: Ideally, if the lease which you are signing is for a shorter term than 5 years, it often doesn’t make sense to invest in heavily bespoke CAT B works.
Consider Your Growth Trajectory: When it comes to futureproofing your office fit out it’s vital to consider your potential future growth. A space which works for you right now will quickly fill up as your business grows.
High-growth Scenarios: (30% annual headcount growth) In this scenario it makes sense to utilise a CAT A+ offering. This is because you will likely outgrow the space before recouping the costs that come with a CAT B space.
Moderate Growth Scenarios: (0-15% annual headcount growth): If you’re planning a stable growth trajectory, a CAT B fit out makes sense. If you’re planning on staying for 7+ years, then this supports the outlay associated with this level of customisation.
Final Thoughts
Obviously, there is no “right choice” for everyone; it all depends on the factors discussed. Timeline, budget, lease length and growth plans should all factor into your decision. Simply remember that CAT A is the starting point and not a working office space; it requires further work to be operational. CAT A+ is a great choice for getting operational quickly with lower upfront costs. CAT B delivers the maximum level of customisation but requires a longer commitment to make it worth it. Avent Interiors works with businesses across all fit out categories. From rapid CAT A+ deployments to bespoke CAT B transformations. Get in touch to discuss your specific requirements.