What does a full service office fit out include?
“Full service” is not a regulated term — it is a promise about how much of the journey one team will carry. For some firms it means design and build to handover. For others it includes workplace strategy, move management, or ongoing support. The useful question is not the label but the list: what is included end to end, and where you still need other specialists.
This article sets out what clients typically expect from a full service office fit out, what to clarify before you sign, and how to avoid grey areas that become expensive later.
Discovery and definition: before design starts
Strong projects begin with clarity: stakeholder interviews, success measures, headcount and growth assumptions, IT and AV needs, brand requirements, and non-negotiables (compliance, security, acoustics). Outputs might include a brief, test-fit options, and a high-level budget band tied to scope.
Skipping this stage saves nothing — it only moves cost and conflict downstream.
Design and technical coordination
Full service usually covers interior design development, working drawings, coordination with structural and M&E engineers where applicable, landlord submissions, and integration of furniture, IT containment, and AV. The depth of interior architecture versus styling-only varies — confirm which disciplines are in-house and which are partnered.
Procurement and construction
On the delivery side, expect tendering or direct procurement of trades, construction management, quality control, health and safety coordination, and commissioning. Snagging should be systematic, not informal — with a clear list, ownership, and sign-off criteria.
What is often <em>not</em> included unless agreed
Common gaps unless explicitly contracted: IT procurement and configuration, telecoms, removals and relocation logistics, catering equipment beyond a basic kitchen brief, security hardware owned by a third party, and post-occupancy tweaks after move-in. If you need any of these, route them in the programme early.
How to compare “full service” proposals fairly
Ask for a responsibility matrix: who owns landlord liaison, statutory inspections, O&M manuals, training, and defects periods. Two proposals with the same headline may differ sharply once those lines are filled in.
If you are sizing budget before the design is fixed, a calculator can help you model scale and finish — then validate against comparable projects.
