Office Renovation Services: What’s Included and What’s Not

Renovating an office is an exciting chance to reshape your workspace—aligning it with company culture, boosting productivity, and creating an environment employees enjoy. Yet the journey from vision to reality is full of details, decisions, and potential pitfalls. A common source of confusion and budget overruns lies in one question: what’s actually included in the quoted price?

It’s easy to assume renovation services cover everything from design sketches to the final desk placement, but the reality is more nuanced. Knowing the typical inclusions—and what’s excluded—is essential for clear planning, accurate budgeting, and a smooth project.

This guide explains what standard office renovation services usually provide and highlights areas you may need to budget for separately.

The Core Services: What Is Typically Included

Most full-service commercial renovation packages are designed to take a project from concept to completion. These are often referred to as “design and build” services, where one company manages the entire process. Here is what is usually covered.

1. Initial Consultation and Space Planning

This is the foundational stage where the vision begins to take shape. A good office renovation contractor, such as TF Renovation, will start by understanding your goals, challenges, and budget. This phase includes:

Needs Analysis: Discussing your company culture, workflow, headcount, and future growth plans.
Site Survey: Taking detailed measurements of the existing space, noting structural elements, plumbing, and electrical systems.
Test Fits & Layout Options: Creating initial floor plans (or “test fits”) to show how your requirements can be accommodated within the space. This might involve exploring different layouts, such as open-plan, private offices, or a hybrid activity-based model.

2. Interior Design and Specification

Once a layout is agreed upon, the project moves into the detailed design phase. This is where the office’s aesthetic is defined. Included services typically cover:

Mood Boards and 3D Visuals: Creating visual representations of the proposed design, including colour palettes, textures, and materials. This helps you “see” the finished space before construction begins.
Finishes and Materials Selection: Specifying all fixed finishes, including flooring (carpet tiles, LVT), wall coverings (paint, wallpaper), ceiling types, and lighting fixtures.
Technical Drawings: Producing detailed architectural and engineering drawings that will be used for obtaining approvals and guiding the construction team.

3. Project Management and Regulatory Compliance

A huge part of the value offered by a renovation firm is taking on the complex administrative and logistical burden of the project. This includes:

Project Scheduling: Creating a detailed timeline for the entire project, from demolition to final handover.
Budget Management: Tracking all costs against the agreed budget and managing payments to subcontractors.
Building Regulations and Approvals: Preparing and submitting all necessary documentation to local authorities to ensure the design complies with building codes, fire safety, and accessibility standards. This is a critical step that an experienced office renovation contractor is well-equipped to handle.

4. Construction and Fit-Out

This is the most visible part of the renovation, where the designs become a physical reality. The scope of construction work usually includes:

Demolition and Site Preparation: Tearing down existing partitions and clearing the space.
Partitioning and Structural Work: Building new walls, installing plasterboard, and creating the new layout.
Mechanical and Electrical (M&E): Installing or re-routing HVAC (heating, ventilation, and air conditioning), electrical wiring, data cabling infrastructure, and plumbing.
Finishing Trades: This covers plastering, painting, decorating, installing flooring, fitting ceilings, and installing specified light fixtures.
Joinery: Building and installing bespoke items like reception desks, kitchen units, or built-in storage.

5. Final Handover and Snagging

Once construction is complete, the contractor will conduct a final walkthrough with you to identify any minor defects or issues (known as “snagging”). They are responsible for rectifying these issues before officially handing the space over to you, clean and ready for the next phase.

The Common Exclusions: What Is Often Not Included

This is where budgets can unravel if you are not prepared. While the contractor builds the “shell” and finishes of your office, they do not typically furnish it or set up your operations.

1. Loose Furniture and Workstations

The most significant exclusion is usually the procurement and installation of loose furniture. This includes:

Desks and office chairs
Meeting room tables and chairs
Soft seating (sofas, armchairs) for breakout areas
Moveable storage units and pedestals

While your designer may help you select these items to ensure they match the overall aesthetic, the cost of purchasing them is often a separate line item in the budget. Some firms offer furniture procurement as an additional service.

2. IT and Telecommunications Setup

The renovation contractor is responsible for the physical infrastructure—the data ports in the wall, the power sockets, and the comms room. However, they are not responsible for your active IT equipment. Exclusions typically include:

Server and Network Hardware: Purchasing and installing servers, switches, and routers.
PC and Phone Installation: Setting up individual computers, monitors, and telephone handsets on each desk.
Wi-Fi Network Configuration: Installing and configuring wireless access points.

You will need to coordinate with your internal IT team or a third-party IT provider to handle this phase. It is crucial to schedule this to happen after the construction is complete but before employees move in.

3. Audiovisual (AV) Equipment

Similar to IT, the contractor provides the power and data points for AV systems, but not the hardware itself. You will need to budget separately for:

TV screens and projectors for meeting rooms
Video conferencing systems (cameras, microphones)
Integrated sound systems

4. Security Systems and Access Control

While the contractor will install the doors, they do not typically provide the security systems that control them. This includes:

CCTV camera installation and monitoring systems
Intruder alarms
Electronic key card or fob access control systems

5. Signage and Branding

Your company logo on the wall or vinyl branding on glass partitions is a finishing touch that makes the space yours. The design and installation of this branding is usually considered a separate specialist service.

6. Moving Costs

The physical act of moving your team and equipment from your old office to the new one is not part of the renovation contract. You will need to hire a commercial moving company for this.

Tips for a Successful Renovation

Clarify Everything in the Contract: Before signing, ensure the scope of work is detailed in writing. Ask specifically, “What is not included?”
Appoint a Single Point of Contact: Have one person from your company act as the main liaison with the contractor to avoid miscommunication.
Budget for Contingency: Always add a contingency fund (typically 10-15% of the total project cost) to your budget to cover unforeseen issues or changes you decide to make along the way.
Involve Your IT Team Early: Your IT department needs to be involved in the planning stages to ensure their infrastructure requirements are met.

Conclusion

Understanding the boundaries of an office renovation service is the key to a successful project. A reputable office renovation contractor will be transparent about their scope and help you plan for the excluded items. By knowing what is covered—from design and construction to project management—and what you need to arrange separately—like furniture, IT, and moving—you can create a comprehensive and realistic budget. This clarity prevents last-minute surprises and ensures your journey to a new, improved workspace is as seamless and stress-free as possible.