Many people think the two terms are interchangeable. The dictionary definition of ‘refurbishment’ is ‘the act of cleaning, decorating, and providing with new equipment or facilities.’ For ‘fit out’, the definition is ‘to provide with equipment and other necessary things’. There’s some crossover but, in reality, there are considerable differences between the two. If you’re considering an update to your premises, or moving into new ones, you’ll need to know what they are. For example, you can fit out a workspace and then refurbish it, but it’s preferable not to do it the other way round – unless, for example, a new gym has been a roaring success and suddenly finds it needs to add more shower blocks to accommodate all its clients.
A fit out
A fit out involves customising the design and structure of an area for a specific purpose; turning a building shell into a functional space which is then ready to be refurbished. Fit outs usually occur in commercial developments, where it’s vital to harness efficiency for optimal business success.
There are three main types of commercial fit out:
- Shell and core – this is where it starts, with the introduction of lift shafts, cladding, base plant, external works, mechanical, structural and electrical work.
- Category A – the next level, adding suspended floors and ceilings and the infrastructure for lighting, heating and air conditioning.
- Category B – this is where the crossover with refurbishment becomes more obvious, as it can encompass technology installation, furniture and interior design.
A refurbishment
With a refurbishment, the focus is on renovation and redecoration, taking a property which is in good structural repair and making changes which are largely cosmetic.
Regulations
If a fit out is going to turn, for example, a nightclub into a gym and fitness suite, planning permission for change of use must be granted before work can start.
Adherence to building control regulations will also be mandatory for a fit out but not for a refurbishment, although for both, compliance with Health & Safety protocol and the Disability Discrimination Act is essential.Health & SafetyH
Getting to work
The organisation of services into a building must be planned well in advance, as it can sometimes take up to three months to book the necessary slots with utility companies. When a refurbishment takes place, services are already connected; electricity, water, broadband and telephone should be up and running. However, it might be necessary to upgrade the electricity installation to take more loading. The power supply comes from a transformer, and if its capacity is 100 kw and that is exceeded then it will trip.
It’s important to take a practical look at the condition of the existing mechanical sector before embarking on a refurbishment; it’s easier to replace them at fit out stage. A client might be keen to save money by using an existing boiler, air conditioning condenser or air handling unit, but they will need to meet current standards and hold a twelve-month warranty. Older plant could prove more expensive in the long run if, for example, it becomes difficult to source parts for repairs, but this must be balanced with environmental concerns about wastage.
As with any construction project, sorting out the budget for a fit out or refurbishment up front is crucial to avoid problems further down the line. For a fit out, the client will often be the architect; for a refurbishment, it will probably be the landlord on behalf of a tenant, or the tenant itself. A refurbishment is usually less expensive than a fit out, as most of the new components will already have been put into place, although there will often be additional requirements such as boilers or lighting, and if an interior designer is brought on board this could increase the budget. However the team is made up, everyone should be involved from the outset. If the Oakwhite team is running the job, we’re experienced at pulling the various elements together to ensure there are no unpleasant surprises when the final invoice is presented.
Complications can also arise from undertaking work in a city centre, where the storage of supplies can be difficult, particularly for a refurbishment as there will generally be less space. Removal of waste can be an issue as there may not be room for a fenced off compound or even a skip, and a wait and load lorry can be expensive as well as probably requiring a special permit.
There may also be traffic regulations during working hours which will involve the scheduling of night or early morning deliveries, and finding suppliers prepared to work these hours. Out of hours work will also be more costly.
The biggest challenge for either a fit out or a refurbishment is working in a live environment, with employees and clients coming and going. There are strict Health & Safety rules for the segregation of the public and the construction team; this is another area where excellent communication between client and contractor is crucial, and also onwards between the client and their customers. For some businesses, correct handling of on-site work is critical. A large office can fit out a floor at a time, and a franchise business can temporarily relocate clients to another branch, but a smaller enterprise could run the risk of losing both clients and staff if a project isn’t handled with sensitivity.
At Oakwhite we have years of experience in fit outs and refurbishments all over the UK. We’ve completed successful projects in all kinds of challenging conditions and pride ourselves on consistently working within budget; we like to think we achieve the perfect solution for each client.
If you’re interested in having a chat about a fit out or refurbishment, do contact us via email, or give us a call on 01403 586062 to speak to one of our helpful team members.