Interior fit-out
Inside a shell somebody else built: ceilings, partitions, finishes and the pieces people put their hands on. Four trades in a fixed order, and the whole quality of the result is in whether that order is respected.
- SectorsOffices, retail, F&B, hospitality, fitness
- OrderFirst fix, ceilings, finishes, joinery
- JoineryFrom our own plant
- ProofBenchmark approved before quantity
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What a fit-out actually is
Four layers, four directions, one order
Our interior fit out services transform spaces with a focus on functionality, aesthetics, and craftsmanship. From corporate offices to high-end residential projects, we deliver bespoke interiors that reflect your vision and maximize space efficiency, down to the finest details.
A fit-out is not one job. It is a ceiling that arrives from above, partitions that rise off the floor, a finish that sweeps across it and joinery that comes in last through a door that has to be wide enough. Each layer buries the one before it. Which is why the only expensive mistake in a fit-out is sequence, and why a programme that looks tight on paper is usually a programme that has two trades in the same room on the same day.
- ShellSurveyed before anything is priced
- PartitionsMetal stud, glazed, demountable
- CeilingsRaft, plasterboard, metal, acoustic
- FinishesPaint, stone, tile, carpet, resin, timber
- JoineryBespoke, made in-house
- FF&ESupplied and installed to schedule
First, what you have actually been given
No shell is as drawn. Slab levels run out, the structure is not where the lease plan says, and the services terminate somewhere nobody recorded. Everything priced from a landlord’s drawing instead of a survey becomes a variation.
- Measured survey of the real shell: levels, columns, soffit heights, existing terminations
- Landlord requirements read, not assumed — fit-out guides, working hours, access routes and the lift that is too small for your joinery
- Clear ceiling height proved before it is promised to anyone, from the slab soffit down through every service above the ceiling
The ceiling, from above
The ceiling is the most coordinated plane in the building. Lighting, sprinkler, diffuser, speaker, detector and access hatch all land on one surface, and they all belong to different trades with different drawings.
- A reflected ceiling plan everything is set out from, so a sprinkler head is not centred on one grid and a diffuser on another
- Access designed in: every valve, damper and junction box reachable without cutting a finished ceiling open
- Acoustic performance specified and tested where the room is meant to be quiet, rather than assumed from the tile
Partitions, up off the floor
Partitions are where a plan becomes a place. They also carry the fire compartmentation and the acoustic separation, which means the detail at the head and the base matters more than the face anybody will look at.
- Fire-rated construction to the tested detail, head to soffit where the rating requires it — not stopped at the ceiling to save a sheet
- Acoustic flanking closed at the head, the base and every service penetration, because the flanking path is what actually lets sound through
- Glazed runs set out from a datum so the mullions relate to the ceiling grid and the floor pattern
Finishes, across it
A finish is approved on a wall, not on a sample board. We build a benchmark area, the client signs that, and the quantity is released against the thing that was signed.
- Benchmark area built and signed before the quantity is released — the single most useful hour on a fit-out programme
- Substrate prepared and proved dry, because almost every failed floor finish is a substrate failure wearing a finish name
- Setting out from one datum so the tile, the ceiling grid and the partition line agree with each other
And the pieces people touch
Reception desks, wall panelling, counters and storage are what a visitor actually judges the space by, and they are the longest lead and the most rejected package on the job. Ours are made in our own plant.
- Made in our own joinery works, which is why the finishing dates hold — see the factory
- Site-measured before manufacture, not cut to the drawing and shimmed to the wall
- Prototype or sample approved on veneer, edge and finish before the run is made
Snagging is a list with names and dates on it
Every project ends with a list. The difference between a good close-out and a bad one is whether that list is a shared document with an owner and a date per line, or a walk-round somebody remembers differently afterwards.
- Zone-by-zone snag lists closed before the next zone is opened, instead of one list at the end
- Commissioning witnessed with the client present for the systems they will operate
- O&M, warranties and finish schedules handed over as one set, with the make and batch of every finish recorded for the first repair
How a fit-out runs
The order that does not waste work
Six stages. Run them in this order and each trade finds the room ready. Run them out of order and the plasterer comes back twice.
Shell survey and landlord approval
Measured survey of what is really there, and the landlord fit-out approval that governs what you may do to it.
Coordinated layouts
Reflected ceiling plan, partition layout and service zones drawn as one set, from one datum.
First fix
Containment, pipework, ductwork and cabling in the ceiling void and the partitions, before either is closed.
Ceilings and partitions
Closing the void and dividing the plan, with fire and acoustic details built to the tested arrangement.
Finishes and joinery
Benchmark approved, then quantity released. Joinery site-measured and made in our own plant.
Commissioning, snag and handover
Zone-by-zone snagging, witnessed commissioning, and one document set at handover.
Scope
What a fit-out package covers
Carried by us
- Measured survey of the existing shell
- Landlord submission and fit-out approval support
- Demolition and strip-out
- Partitions: stud, glazed, demountable, fire-rated
- Ceilings: raft, plasterboard, metal, acoustic
- Floor, wall and ceiling finishes
- Bespoke joinery, made in our own plant
- MEP first and second fix, tested and commissioned
- FF&E supply and install to the agreed schedule
- Zone snagging, O&M and warranties
Yours, or priced separately
- Landlord base-build works and any shell defect found on survey
- Landlord fees, deposits and out-of-hours charges
- Tenant IT, AV and security systems outside the agreed scope
- Loose furniture outside the FF&E schedule
- Asbestos or other hazardous material survey and removal
- Changes after the benchmark sign-off, which are priced as change
Why ours finish on the date
Three habits, not three slogans
The longest-lead and most-rejected package on any fit-out is joinery, and we make ours. When a veneer is wrong we remake it on our own floor rather than join a supplier’s queue.
No finish quantity is released until a benchmark area is built and signed. It costs a day and it is the reason a finish is never argued about at handover.
Snag lists are closed zone by zone as the work completes, so the end of the job is a handover rather than a rescue.
MEP Services
Mechanical, electrical and plumbing. Everything that happens in the six hundred millimetres above the ceiling you just looked at.
Send us the lease plan and the landlord’s fit-out guide.
We will survey the shell and tell you what the drawing got wrong before you commit to a programme.