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Offices – definitions of Cat A & Cat B fit outs

There is no universal or absolute definition of ‘Shell and Core’, ‘Category A’ or ‘Category B’ fit outs. However the following definitions describe what can be assumed to be included:

Shell and Core

The building is completed to the following specification: Complete fit out of reception / entrance halls, staircases, communal areas, toilets, lifts and core. To include Base Services’ plant and equipment terminated at breakout points to floors. Basic safety infrastructure – sprinkler systems, tanks and risers, fire alarm panel and emergency standby generator.

The above Shell & Core works are usually completed before Select Interiors are employed.

Reception – PZ Cousins Manchester reception & core fit out. Select Interiors carried out high specification joinery, finishing and management works on this project for Main Contractor Preferred Office Environments. Managing Director Carl was tasked with liaising directly with Chief Architect and designer of the £2 million scheme to final completion of finishes.

PZ Cousins – Manchester Airport Site

B1

B2

 

Category ‘A’

These works include the completion of the base building works to the shell and core. Works also usually include a level of fitting out between the shell and core to the point at which internal components must be designed to a specification for the end user, (known as Category ‘B’).

Category A Fitting out elements will usually include: Suspended ceilings, raised floors, basic mechanical and electrical services – lighting, heating, ventilation, cooling and associated control systems. All wall and floor finishes to cores, fully fitted out WCs; sprinklers, fire alarms, safety signage and distributed power small power to each floor

 

Shell before works by Select Interiors Ltd Manchester

B3

 

During works by Select Interiors Ltd Manchester

B4

 

Completed Cat A fit out included, cleaners sockets small power, lighting, suspended ceilings, ventilation, decoration and flooring

B5

 

Category ‘B’ Works

These works generally follow completion of Category ‘A’ works, but can be incorporated into a Category ‘A’ construction programme. This can reduce costs and construction time by avoiding duplication of materials, handling & preliminaries

Category B Fitting out elements will usually include: suspended ceiling upgrades and modifications, internal partitioning, floor finishes (other than office carpet). Completion of mechanical and electrical services to tenant’s specification. Specific items of systems plant and equipment – ventilation and lighting to suit tenant’s requirements. Alterations to raised access floors, installation of containment, small power and data cabling. Reconfiguration of Cat A fire strategy and emergency lighting if sub dividing space by the addition of partitions, offices and boardroom areas to conform to Building Regulations. Decoration and branding, furniture, storage, fixtures and office equipment

 

Cat B Fit Out completed by Manchester Shop & Office Fitters Select Interiors Ltd working for both Colas Rail & the Landlords Bruntwood Properties LtdB6

 

B7

The above Pie Chart illustrates the breakdown percentage of total budget for the Cat B fit out as photograph above the chart

 

Professional Fees

 

The fees include design drawings, electrical, mechanical, fire strategy drawings. The location plan, sub consultants fees including Electrical & Mechanical Engineers, CDM Coordinators, Building Control plan check and disbursements Plus site management for the 4 week programme, waste removal, general overheads, preparing Health, Safety and Operational Manuals – 10% of contract value of £150,000.00

B8

 

Fit Out – Partitions

 

These costs are for premium quality toughened glass partitions, bespoke joinery, Black Walnut doors, skirting boards, fitted kitchen – 32% of contract value

 

Seamless Glass PartitionsB9

 

Bespoke full height Walnut Doors & JoineryB10

 

Mechanical & Electrical

 

These costs are for the electrical, data, alterations to lighting & fire strategy provision. So 2 x double power sockets and 2 x data outlets per workstation plus installation of AV Polycom system in the Boardroom18% of contract value 

Cat 5E data cabling installation                    B11

 

Installation of Air Conditioning condenserB12

 

Seating

 

This cost is to supply & install seating to 146 workstations, 2 number Meeting Rooms for 6 and a Boardroom accommodating 20.  Representing 13% of the contract value 

Office Seating                                                      Kitchen Staff Breakout seatingB13

 

Storage

 

These costs include 4 large plan chests, 16 number chest height tambour storage units and 22 lineal Metres of full height bespoke storage fitted to 2 number wall areas – 10% of contract value

 

Bespoke fully fitted storage                                   B14

 

Desk Screens

 

These costs are for the manufacture, supply & install of bespoke screens to all desks throughout the 10th floor – 13% of contract value 

Bespoke desk top Screens                            B15

 

Flooring

 

These costs are for supply & installation of screed and rubber stud flooring to Kitchen / Breakout and Print areas – 1% of contract value 

Stud Rubber Flooring to Repro Area                     Stud Rubber Flooring to Kitchen B16

 

I hope the explanation above will help you the reader a better understanding of Landlord terms. It can be confusing looking at lease arrangements and the associated paperwork, what will and what won’t be included in Cat A. The pie chart and images are a snap shot of how costs were apportioned on a recently completed project.  All contracts differ, I hope this barometer of costs and the accompanying images will help demystify the fit out process and where the money is spent

 

The following images are of works recently completed by Select Interiors Ltd

 

Completion images Allotment Bar & Restaurant – Northern QuarteB17

 

H.Q. Granada  for Allied London Estates – Spinningfields ManchesterB18

 

Capital Properties Boardroom & informal Meeting Room – SpinningfieldsB19

 

Completion Images Application Link – Northern QuarterB20

 

Further projects currently on site are a complete design & refurbishment of a Penthouse space in the former Granada TV headquarters on Quay St. A fit out of new Spa Salon for City Spa Ltd. Further works for old friends O’Connell East Architects, Capital Properties & Giorgio Armani in Spinningfields

 

Select have just completed design work for RPTDEV’s two head offices in Trafford and Cheetham Hill 

Design of proposed new Canteen Facility B21

 

Select Interiors office fitters Manchester are currently working on the design and conversion of a damp and un-used basement of Virginia House in the Northern Quarter for the expanding Time Recruitment Group, Works include design, structural design, structural works, electrical, data cabling, lighting, flooring, decoration, bespoke staircase and glazed balustrades

 

As existingB22

 

Design layout Drawings for Basement Conversion as proposedB23

 

Recently completed works by Select Interiors Ltd on the ground floorB24

 

Select Interiors Manchester Office Fitters have produced a full drawings package to include Structural, Ventilation, Heating & Cooling, Electrical & Data, Fire Strategy, Demolition and Lighting in a format suitable for submission for Building Regulations. We have already received positive feedback from Salussi & Co approved Building Inspectors and the Landlord Jeremy Rubens of Swan Properties. Select Interiors have fitted out offices in other properties owned by Jeremy and have a good working relationship with the Landlord and the client Time Recruitment

 

Some of the projects above will be the subject of further blogs, one of which will have a short film. The majority of the works above are repeat business, which would indicate we are doing something right.

 

The team at Select Interiors would like to thank all the clients above for their valued enquiries and business, and we look forward to being of further service in the near future

 

Signed The Select Team