< How to Plan Fitting Out Process >

List Below are some guidelines from the pre-planning stages of premises Selection to the appointment of suitable Designer /Contractor.

Step 1: Space Selection

During the period of selecting space you will have to decide.

  • Space required for various functions.
  • Allocation of space to different functions.
  • Space required for special equipment.
  • Additional demand on service.
  • Number and location of cellular offices.
  • Quality of finish required.

Step 2: Evaluate Various Office Space

  • Measure gross area of the proposed office space.
  • Calculate the net area.
  • Calculate space efficiency in terms of shape and number of columns of the office space.
  • Compare net area of the proposed office space to actual area required.

Step 3: Costs identification

The cost of fitting - out a space will be influenced by:

A) Condition and Configuration of the building

A speculative office building will have lights., suspended ceiling and carpets, whereas an industrial unit, although a cheaper rent, will not have floor finishes , lighting or finished included. Costs may vary depending on :

  • Size of space and number of floors
  • Shape of space and floor heights
  • Windows area

B) Type of Layout

For office uses costs may vary depending on whether the space is open planned or partitioned which will affect:

  • Internal partitions and screens
  • Wall finishes.
  • Internal doors
  • Light switching, socket outlets
  • Air handling.

Open plan may reduce the cost of building work but it may entail additional furniture costs.

C) Types of Activities

The Functions being performed will affect:

  • Amount and type of service (e.g. enclosed computer room)
  • Specification of finishes ( e.g. anti-static carpet for computer equipment )
  • Amount of built-in equipment (fume cupboards, security systems etc)

STEP 4: Appointment of Designer / Contractor

As a firm, there are three ways that you may decide how to organize the fitting -out contract:

A) Acting as Main Contractor

Use your managerial and purchasing skills to organize outside labour.
At first glance this looks to save the min contractor's overheads, profits and professional fees. However these saving should be set against your own staff time, the rental of specialized equipment and the main contractor's professional experience of supervising and negotiation with sub-contractors.

B) Using a Main Contractor

Although a bit more expensive than acting as the main contractor yourself, real savings can be made by undertaking the work more efficiently, getting to done more quickly, the work will be completed to a high quality, with minimum worry to yourself, leaving you more time to do your daily routines or to run your business.

C) Using Architectural Firm

For larger jobs with contract sum over several million dollars, you would need an independent adviser to look after your interests by doing the planning, design and supervision of the main contractor who is normally selected through tendering

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