# Turnkey Office Fit-Out — Cat A and Cat B Delivered End to End

> A turnkey office fit-out takes a floor from bare shell or a landlord's Cat A condition to a ready-to-occupy office under one contract, covering space planning, design, approvals, civil works, ceilings, MEP, joinery, furniture and handover. Its main value is that one party resolves the interfaces between trades on drawings rather than on site.

## What we deliver

**Complete office fit-out under one contract** — from an empty shell or a
landlord's Cat A floor through to a space your team can move into.

The reason clients consolidate this into one contract is not convenience. It is
that the expensive failures on a fit-out happen at the *interfaces* — between the
ceiling contractor and the sprinkler contractor, between the furniture layout and
the small power design, between the partition line and the HVAC zoning. When
those are one party's responsibility, they get resolved on a drawing instead of
on site.

## Delivered work

| Project | Type |
| --- | --- |
| [Theon Pharmaceuticals](/projects/theon) | Corporate office, Nalagarh |
| [MicroSave Consulting (MSC)](/projects/microsave) | Corporate office |
| [Valorium Ventures](/projects/valorium-ventures-office-interior) | Office interior |
| [Revolve Technologies](/projects/revolve) | Software company office |

## Scope of works

| Stage | What we deliver |
| --- | --- |
| Brief & survey | Headcount, working style, measured survey of the floor |
| Space planning | Test fits, circulation, seat counts against carpet area |
| Design | 3D concepts, material and finish selection, drawings |
| Approvals | Landlord NOC, fit-out drawings, statutory coordination |
| Execution | Civil, partitions, ceilings, flooring, MEP, joinery |
| Furniture | Workstations, storage, loose furniture, installation |
| Handover | Snagging, testing, O&M documentation, warranty |

## What drives the cost

Carpet area — never chargeable area · specification grade · cabin and meeting
room density, since partitions and their MEP knock-ons are expensive · furniture
specification, often the single largest line · whether the floor is Cat A or bare
shell · occupied versus empty · programme compression · finishes and branding.

## Where projects go wrong

- **Budgeting against chargeable area.** On a 30% loading factor a fit-out looks
  30% more expensive per square foot than it is. Fit-out is priced on carpet.
- **Assuming a Cat A floor is nearly finished.** It is deliberately generic, and
  Cat B undoes part of it — ceilings cut, sprinklers moved, HVAC rebalanced.
- **Freezing the layout after ceilings close.** Adding cabins changes escape
  routes, travel distance and occupancy under NBC 2016 Part 4. Cheap on a
  drawing, expensive after.
- **Ordering furniture late.** Long-lead joinery and workstations govern the
  handover date more often than site work does.
- **No landlord NOC in the programme.** Fit-out cannot legitimately start
  without it, and the approval sits outside your control.

## Why Hagerstone

**60-day delivery model with a 5-year warranty**, and single-partner execution —
interiors, MEP, facade, civil and PEB under one integrated team rather than five
contractors meeting at an interface.

**Trades in-house**: 15 carpenters, 15 electricians, 15 plumbers, 15 HVAC, 15
fitters, 15 technicians, a 35-member firefighting team and a 53-member site team.

**79+ quality checkpoints** under ISO 9001:2015, ISO 14001:2015 and ISO
45001:2018, with a dedicated CRM as a single point of contact.

## Standards referenced

Occupancy, exits and travel distance — all of which move when a floor is
subdivided — under **NBC 2016, Part 4**. Lighting power density and envelope
under **ECBC 2017**. Quality management to **ISO 9001:2015**.

## Frequently asked questions

### How long does a turnkey office fit-out take?

We work to a 60-day delivery model for end-to-end execution, and clients have had offices handed over inside 45 days. What actually governs the programme is rarely the site work — it is design freeze, long-lead furniture and joinery, and landlord approvals. A floor where the layout is settled and the landlord NOC is in hand moves far faster than one where cabins are still being argued about in week three.

### What is included in turnkey, and what is not?

Turnkey means one contract from design through handover — space planning, drawings, civil and partition work, ceilings, flooring, joinery, furniture, electrical, HVAC, plumbing and firefighting, low voltage and networking, finishes, and snagging. What sits outside is typically landlord-scope base build, IT hardware and active network equipment, and anything the client procures directly.

### Do you work on occupied floors?

Yes, and it changes the method rather than the scope. Occupied fit-outs run in phases with defined decant sequences, noisy work restricted to agreed windows, and dust and fire separation between the live and the working zone. It costs more per square foot than an empty floor and takes longer, and both need to be in the programme from the start rather than discovered in week two.

## Sources

- [NBC 2016, Part 4](https://www.bis.gov.in/standards/national-building-code/?lang=en) — Fire and life safety — occupancy and egress
- [ECBC 2017](https://beeindia.gov.in/) — Lighting and envelope
- [ISO 9001:2015](https://www.iso.org/standards.html) — Quality management

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Source: https://hagerstone.com/services/interior-fit-out/turnkey-office-fit-out