Bare shell, warm shell or plug-and-play?
This single question changes your budget more than any design decision. Confirm it in writing before you sign, because landlords use the terms loosely.
| Handover type | Landlord provides | You build | Fit-out cost impact |
|---|---|---|---|
| Bare shell | Structure, core, power point, lift lobby | HVAC, washrooms, flooring, ceiling, all services | Highest — add ₹600–₹1,200/sq ft |
| Warm shell | Above + HVAC, washrooms, flooring screed, often ceiling grid | Partitions, joinery, finishes, lighting, data | Baseline |
| Plug-and-play | Fully fitted and furnished | Branding and IT only | Lowest capex, highest rent |
Design and build under one accountable roof
The sequence that prevents rework
- Protection & setting outCover the base build, mark every partition and service route on the slab. Errors caught here cost nothing.
- Civil & partitionsBlockwork, gypsum and glass partitions, and any core alterations the landlord permits.
- Services first fixHVAC ducting, electrical conduiting, fire detection and sprinkler modification, data cabling — all above the ceiling line.
- Ceilings & flooringGrid and boards, then flooring, once services are tested and signed off.
- Finishes & joineryPaint, glazing film, reception and pantry joinery, workstations.
- Second fix, testing & snagFixtures, fittings, commissioning of fire and HVAC, then a full snag and handover.
The most expensive mistake in fit-out is closing a ceiling before services are tested. It looks like progress and it is the single most common cause of programme slippage.
Selected work by Greenbox Design Studio. Tap any image to enlarge.
Frequently asked questions
What is the difference between bare shell and warm shell?+
A bare shell is an empty slab with structure and a power point — you build HVAC, washrooms, flooring and ceilings yourself, typically adding ₹600–₹1,200 per sq ft. A warm shell already includes those base services, so your fit-out starts at partitions and finishes.
What does an office fit-out include?+
Partitions, ceilings, flooring, electrical and lighting, HVAC distribution, fire detection and sprinkler modification, data cabling, joinery, furniture, and final commissioning and snagging. On bare shell it also includes washrooms and base HVAC.
What is Cat A and Cat B fit-out?+
Cat A is the landlord's base fit-out — raised floors, suspended ceilings, basic HVAC and lighting, delivered as a blank usable space. Cat B is the occupier's fit-out: partitions, cabins, branding, joinery and furniture. Roughly equivalent to warm shell and tenant fit-out in Indian usage.
How much contingency should a fit-out budget carry?+
Five to ten per cent. The usual consumers are landlord-mandated conditions discovered during approval, existing site conditions that differ from the drawings, and client-side variations. A tender with no contingency is not cheaper, only less honest.
Who commissions the fire and HVAC systems?+
In most Grade-A buildings the landlord mandates their own approved vendors for fire detection, sprinkler modification and sometimes HVAC tie-ins. We coordinate and carry those costs in the BOQ rather than treating them as variations later.