A tenant fit out is the construction and installation work required to transform a vacant commercial space into a fully functional workplace for a specific occupant. It covers partitioning, MEP systems, finishes, furniture, and technology. It covers everything from a landlord's base delivery to a tenant moving in.
What is a tenant fit out in commercial real estate?
A tenant fit out is the full scope of work that converts a base-condition space into an occupied, operational office. It is tenant-specific, program-driven, and distinct from the base building shell or any speculative finishes the landlord provides. Fit out scope is defined by the space's condition at lease commencement and the tenant's headcount, workflow, and brand requirements.
A complete fit out typically includes:
- Partitioning — internal walls, glazed fronts, structural modifications
- MEP — HVAC, lighting, electrical, data, fire suppression, and plumbing
- Ceilings and flooring — suspended ceilings, carpet, LVT, or polished concrete
- Joinery and millwork — reception desks, pantry cabinetry, built-in storage
- FF&E — workstations, seating, conference tables, and ancillary furniture (allow 14–20 weeks for custom lead times)
- Technology and AV — structured cabling, access control, video conferencing, and room booking
- Finishes and brand — paint, signage, wayfinding, and environmental graphics
What is an architectural test fit?
An architectural test fit is a schematic space planning study that verifies whether a tenant's program can fit a candidate floor plate before the lease is signed. It is the primary technical deliverable in pre-lease due diligence.
A test fit shows workstation zones, enclosed room counts, and primary circulation at a schematic level. It does not specify finishes or detail the MEP. Its purpose is feasibility, not design. The output answers one question: “Does this space work for this tenant at this headcount?”
Test fits are typically produced within 24 hours for standard floor plates. When multiple buildings are under evaluation, the volume required can be significant. qbiq's AI space planning platform automates layout generation against a defined program, compressing multi-day production into hours.
What is the difference between a test fit and a full architectural design?
A test fit and a full architectural design serve different purposes at different project stages.
A test fit is a pre-lease feasibility document, including schematic blocking, that validates a program fits a floor plate. It is produced before the lease is signed and is not a construction document. It carries no liability for code compliance or constructability.
A full architectural design begins after lease execution. It encompasses schematic design, design development, construction documentation, and construction administration. It’s coordinated across architecture, MEP, structural, and specialist consultants. It produces permit-ready drawing sets that are legally responsible documents.
The test fit informs the lease. The full design delivers the space. Treating a test fit as a design commitment or skipping it entirely creates scope misalignment that surfaces as cost overruns during design development.
Cat A vs. Cat B: where fit out begins
The space's condition at lease commencement determines fit out scope and cost.
Cat A is a base-condition landlord delivery including raised floors, suspended ceilings, basic MEP distribution, and a neutral interior. It is ready for fit out to begin, not for occupation.
Cat B is the completed tenant-specific fit out, including partitioning, finishes, joinery, FF&E, and technology, installed to the tenant's specification. Cat B is the occupied condition.
Some landlords deliver Cat A+ — enhanced base finishes, including collaborative zones or improved MEP — to reduce tenant fit out costs and attract occupiers. Understanding exactly what the landlord delivers before signing is a core due diligence task.
Before You Sign: Cat A vs Cat B Explained →
Fit out delivery timeline
A standard Cat B fit out for a 10,000–30,000 SF office runs 12–20 weeks from design sign-off to handover:
- Design: 8–14 weeks
- Procurement: 4–6 weeks (concurrent with design)
- Construction: 8–14 weeks
- Commissioning and FF&E: 2–4 weeks
The test fit is the first link in this chain. Compressing pre-lease design iterations with AI-assisted space planning creates schedule headroom before construction begins.
Explore qbiq's AI space planning and layout optimization →
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