The Founder Series: Cat A, Cat B and Cat A+ Fit-Out: What Is the Difference and Which Do You Need?

By James Piggott | Founder At Fenway®

QUICK SUMMARY: If you are searching for office space in London or planning to move into a new building, you will quickly encounter the terms Cat A, Cat B and Cat A+. These are the standard industry categories used to describe the level of completion of an office fit-out and understanding what they mean is essential before you commit to a lease, agree a landlord contribution or brief a fit-out company. This post explains each category clearly, sets out the typical scope of works involved and helps you determine which type of fit-out is relevant to your situation.

What Is a Cat A Fit-Out?

Category A fit-out, commonly referred to as Cat A, takes a shell-and-core building to a basic lettable standard.

It is almost always carried out by the landlord or developer, either before marketing the space or as part of a lease negotiation.

Cat A fit-out typically includes the following elements:

•       Raised access floors throughout the office floor plate

•       Suspended ceilings, commonly a standard grid and tile system, with lighting installed to suit the open plan layout

•       Perimeter trunking for power and data distribution

•       Mechanical and electrical services to a basic distribution level, including heating, cooling and ventilation

•       WC and welfare facilities

•       Fire detection and suppression systems

•       Basic internal finishes such as painted walls

•       Passenger lifts and common areas, where applicable

The result is a neutral, functional space that looks largely unfinished from an occupier's perspective.

There is no partitioning, no internal layout, no kitchen, no meeting rooms and no branding.

It is, in essence, a blank canvas ready for a tenant to fit out to Cat B standard.

Cat A fit-outs are common in speculative office developments, where landlords want to offer flexible space to a wide range of potential tenants without committing to a specific layout or finish.

What Is a Cat B Fit-Out?

Category B fit-out, commonly referred to as Cat B, takes a Cat A space to a fully operational condition. It is almost always carried out by, or on behalf of, the tenant, either funded directly by the occupier or through a landlord contribution agreed as part of the lease.

A Cat B fit-out typically includes the following elements.

•       Internal partitioning to create offices, meeting rooms, breakout areas and welfare spaces, with associated changes to mechanical and electrical installations, as required

•       Flooring throughout, including carpet, LVT, timber or alternative finishes as specified

•       Decoration, including painted or feature wall treatments

•       Kitchenette and staff welfare facilities

•       Bespoke or configured lighting to the occupied layout

•       Furniture, seating and storage

•       Branding and signage

•       Audio-visual and technology infrastructure

•       Reception and front-of-house design where applicable

A well-executed Cat B fit-out transforms a blank Cat A floor into a workspace that reflects your organisation's culture, supports your people and makes a strong impression on visitors and clients.

Cat B fit-outs vary enormously in specification and cost, from a clean, functional and well-considered workplace at the lower end to a high-specification, bespoke environment with premium materials and detailed design at the upper end.

Both can represent excellent value; the right choice depends on your brief, your budget and your business.

What Is a Cat A+ Fit-Out?

Cat A+ is a relatively recent addition to the industry's vocabulary, introduced in response to changing occupier demand and the growth of flexible working.

It sits between Cat A and Cat B and is typically offered by landlords seeking to attract smaller occupiers or businesses that want to move in quickly without commissioning a full Cat B fit-out for themselves.

A Cat A+ space is a Cat A fit-out that has been enhanced with a pre-installed, generic workplace layout.

It typically includes the following elements.

•       Partitioning to create a basic office layout with meeting rooms and a breakout area

•       Flooring throughout

•       A fitted kitchenette

•       Generic furniture, including workstations, meeting tables and chairs

•       Basic lighting to the pre-installed layout

The key distinction is that Cat A+ is designed to be generic and reusable.

The fit-out is not tailored to a specific occupier; it is designed to be attractive and functional for a range of businesses.

If the first tenant vacates, the landlord can re-let the space in its Cat A+ condition without significant remedial works.

For occupiers, a Cat A+ space offers the advantage of speed and reduced capital expenditure. The downside is a lack of customisation: the space will not reflect your brand, culture or specific operational requirements in the way that a bespoke Cat B fit-out would.

Which Type of Fit-Out Do You Need?

The answer depends on your situation, your timeline and your priorities.

You are taking a new lease on a shell-and-core or Cat A space:

You will need a Cat B fit-out.

The landlord may offer a fit-out contribution, known as a landlord incentive or tenant improvement allowance, as part of the lease negotiation.

This is worth negotiating for, as it can materially reduce your capital expenditure.

You are taking a Cat A+ space:

You may be able to move in with minimal additional works, which is attractive if speed is a priority.

However, consider whether the pre-installed layout genuinely meets your operational needs and whether the absence of your own brand identity matters to your business.

You are refurbishing an existing occupied office:

This is neither a Cat A nor a Cat B project in the traditional sense.

It is a refurbishment or retrofit, which involves working within an existing fitted space to upgrade, reconfigure or refresh it.

This is often the most sustainable and cost-effective approach for organisations that are staying in their current space but need to improve it.

You are a landlord preparing space for the market:

Your decision will depend on the type of occupiers you are targeting.

For larger corporate occupiers, a Cat A space with a generous fit-out contribution is the standard approach.

For smaller businesses or those seeking flexibility, a Cat A+ offering may attract a wider range of tenants and reduce void periods.

A Note on Dilapidations

Whichever type of fit-out you commission, it is important to understand your dilapidations obligations before you begin.

Most commercial leases in London require tenants to return a space to its original condition at lease end, which may mean stripping out a Cat B fit-out entirely.

Understanding this obligation from the outset will help you make informed decisions about the level of specification and the materials you choose.

We will explore dilapidations in detail in our companion article on what a dilapidations clause is and how it should affect your fit-out plans.

Talking to Fenway® About Your Project

Fenway® delivers office interior projects in spaces of between 1,000 and 10,000 square feet throughout the Zone 1 area of Central London.

Whether you are planning a Cat B fit-out of a new space or a refurbishment of an existing one, we would be glad to discuss your requirements.

Contact us at https://www.fenway.london/contact-us

Please note: Fenway® is a specialist sustainable office interiors company serving Central London. This article is provided for general guidance. We recommend taking specific professional advice relevant to your lease and your project.