Why there is no single rate per square foot
Every office fit-out is priced from a bill of quantities (BOQ): the measured quantities of each item on the drawings multiplied by a unit rate. A rate per square foot quoted before the drawings exist is only a placeholder. Two offices of the same area can differ two- or three-fold depending on what the design asks for.
The nine factors that move the number
- Shell condition: bare shell, warm shell or a previous fit-out to strip out and dispose of.
- Density of partitions: open plan is cheaper than many cabins and meeting rooms with glass and acoustic walls.
- Ceiling and flooring specification: exposed services versus full false ceiling; carpet tile versus wood, stone or large-format tile.
- Joinery quantity and finish: laminate versus veneer or PU; the number of custom counters, storage walls and feature panels.
- Metal and stone: reception desks, cladding, screens and railings in stainless steel, brass, PVD finishes or marble.
- Loose furniture: manufactured to drawing or procured from a catalogue brand.
- Services scope: whether electrical, data, HVAC, fire and plumbing are in the contractor's scope or with separate vendors.
- Programme: night and weekend working in an occupied building, or a compressed schedule, adds labour cost.
- Location: city, floor level, lift access and material-movement rules of the building.
How a fair quotation is built
We measure quantities from the architect's drawings, list them item by item with the specification and unit rate, and state what is excluded. The same BOQ format lets the client or PMC compare contractors line by line, instead of comparing lump sums that hide different assumptions.
Provisional sums are used only where the design is not yet fixed, and are converted to firm rates once the detail is approved. Variations are priced against the same unit rates.
How to compare quotes
- Check that quantities match across bids; a low total may come from a smaller measured area.
- Read the specifications: plywood grade, laminate brand, hardware make, stainless grade (304 or 316), thickness of metal.
- Look at exclusions: strip-out, debris disposal, scaffolding, protection, testing and commissioning, shop drawings.
- Ask what is made in-house and what is subcontracted; in-house manufacturing gives control of dates and finish.
- Ask for the programme and the reporting format alongside the price.
Questions
Can you give a rate per sq. ft before drawings?
Only an indicative range for budgeting, stated as such. A firm price needs drawings and a BOQ.
Do you charge for the quotation?
No. Site survey, BOQ measurement and quotation are free for genuine enquiries with drawings.
Who handles electrical and HVAC?
As per the client's preference: in our scope through our MEP partners, or coordinated with the client's own vendors.
Office interior contractorWorking with PMCsAsk for a BOQ-based quotation