An office fit-out is often described as if it were one package, but it is really a coordinated set of architectural, engineering, furniture, technology and operational works. A scope checklist helps the client identify what the landlord already provides, what the fit-out contractor is expected to deliver and what remains under separate suppliers.

1. Preliminaries, surveys and enabling works

  • Site verification and existing-condition survey.
  • Mobilisation, temporary protection and site facilities.
  • Demolition, strip-out and making good.
  • Permits, landlord submissions and access requirements where applicable.
  • Health, safety, insurance and site-management obligations.

2. Architectural and interior works

  • Gypsum, glass or other partitions and doors.
  • Suspended, gypsum or exposed ceiling treatments.
  • Floor preparation and floor finishes.
  • Wall finishes, paint, wallcoverings or feature surfaces.
  • Reception, tea points, storage and bespoke joinery.
  • Acoustic treatments and privacy measures.
  • Signage, graphics and branding where included.

3. Building services

  • Lighting fixtures, controls and emergency-lighting interfaces.
  • Small power and dedicated equipment outlets.
  • Structured data and network cabling.
  • Access control, CCTV and security interfaces.
  • Fire-alarm, sprinkler and life-safety modifications where required.
  • HVAC modifications, diffusers, controls and balancing.
  • Plumbing and drainage for kitchens or other wet areas.

4. Furniture, equipment and technology

Clarify whether the fit-out budget includes workstations, ergonomic task chairs, meeting tables, loose furniture, storage, appliances, screens, AV, conferencing equipment and specialist equipment. These items can represent a substantial part of move-in cost and should not be assumed from the phrase turnkey fit-out.

5. Client and landlord responsibilities

Create a responsibility matrix showing who supplies access cards, internet service, active network equipment, landlord connection points, fire review, statutory approvals, relocation services, IT devices, artwork, loose equipment and any retained furniture. The scope gap usually appears at interfaces, not within obvious trade packages.

6. Testing, snagging and handover

  • Inspection and defects list.
  • Cleaning and readiness for occupation.
  • Testing or commissioning records for relevant systems.
  • Keys, access credentials and equipment handover.
  • Warranties, manuals and supplier information where applicable.
  • As-built or record information where included.
  • Defects-liability and post-handover responsibilities.

How to use the checklist when comparing quotes

Issue the same scope checklist with the same design information to each bidder. Ask them to mark every item as included, excluded, provisional or client-supplied. This is far more useful than comparing two totals whose underlying assumptions are different.