The seven stages
- Landlord approvalsDrawings submitted for architectural, electrical, HVAC, fire and sprinkler layouts. Two to four weeks; run it in parallel with detailed design.
- Protection & setting outBase build protected, every partition and service route marked on the slab. Errors caught here cost nothing.
- Civil & partitionsBlockwork, gypsum and glass partitions, core alterations where permitted.
- MEP first fixHVAC ducting, electrical conduiting, fire detection and sprinkler modification, data cabling — all above the ceiling line, then tested.
- Ceilings & flooringGrid and boards installed only after services are tested and signed off, then flooring.
- Finishes & joineryPaint, glazing film, reception and pantry joinery, workstations — much of it fabricated off site in parallel.
- Testing, snag & handoverFire and HVAC commissioning, full snag, documentation, handover.
Design and build under one accountable roof
Where programmes are won and lost
| Lever | Time saved | Cost |
|---|---|---|
| Approvals in parallel with design | 2 – 4 wks | None |
| Off-site joinery fabrication | 1 – 3 wks | None — often cheaper |
| Night shifts where permitted | 1 – 3 wks | 15 – 25% labour premium |
| Zone-parallel MEP rather than sequential | 1 – 2 wks | Requires more supervision |
| Rolling snag per zone | 1 wk | None |
| Booking mandated vendors at approval | 1 – 3 wks | None |
Closing a ceiling before the services are tested looks like progress and is the most expensive mistake on a fit-out.
Greenbox fit-out lead
Selected work by Greenbox Design Studio. Tap any image to enlarge.
Frequently asked questions
How long does an office fit-out take?+
Six to nine weeks for a basic warm-shell office, nine to fourteen for mid-specification and fourteen to twenty for a full hybrid workplace — plus two to four weeks of landlord approvals, which can run in parallel with detailed design.
What is MEP first fix?+
The stage where HVAC ducting, electrical conduiting, fire detection, sprinkler modification and data cabling are installed above the ceiling line, before ceilings close. It is tested and signed off before boarding, because opening a closed ceiling to fix a service is the costliest rework on a fit-out.
Can an office fit-out be done in phases?+
Yes, and in occupied premises it is usually the right approach. The floor is zoned, each zone completed and handed back fully functional, and noisy work scheduled outside business hours. It extends the overall programme but avoids relocation cost and lost working days.