Hub Cloud Have you ever wondered what the difference is between an office fit out and an office refurbishment? Is there a difference at all? And on the subject of office renovations, what do the terms: “cold dark shell”, “cold grey shell”, and “warm shell” refer to? What is included in these types of commercial properties?
In this article, we will answer these questions and more as we dive deeper into the world of commercial office renovations. Let’s get started!
What is the difference between a fit out and refurbishment?
So, what is the difference between an office fit out and an office refurbishment? Is there any real distinction at all?
What is an office fit out?
Before we can highlight the difference, first let’s define what office fit outs and office refurbishments are, individually:
An office fit out refers to the process where designers, contractors, and tradespeople start out with a completely empty space and make it suitable for a working environment.
So, if you have newly acquired an office building but it is unsuitable / unsafe for working, you will need an office fit out project carried out before you can move in.
There are three types of office fit out, each of which depends on the level of finish that the building already has:
- Shell and core: shell and core refer to the most intensive form of office fit out. This is when there is practically nothing prepped or installed in the space and you are starting with, more or less, an empty concrete structure. In this fit out type, you will install absolutely everything from the ground up.
- Category A: a category A office fit out refers to a project that already has some basic necessities installed. For example, there may be electrics and basic safety measures in place. Following that you will need to install all of the other required utilities and mechanics, such as lighting, ceilings, and flooring (to name a few).
- Category B: the category B fit out stage is often confused with “refurbishment” because they are both at very similar stages of pre-fabrication. Category B refers to a project commencing from the point of a finished fit out process that is up to the recognised standards – where interior designers have a blank canvas from which to design the office from scratch. The shell is intact – it just needs painting. Refurbishment on the other hand (which we will cover in greater detail shortly), refers to a space that has already been fitted out and designed with furniture and all the trimmings.
What if an office refurbishment?
As mentioned above, an office refurbishment refers to redesigning and decorating an existing office space that has already previously been designed.
Perhaps it was established a decade ago and its aesthetics appear to be dated and no longer optimally functional.
In this case, an office refurbishment will be required to modernise the space, bring it up to date, and put your own fingerprint on it.
See commercial office fitouts by ACP in the Gold Coast for more information.
What does cold dark shell mean?
So, what does the term “cold dark shell” refer to. It sounds rather grim, but it merely refers to a potential office space that has the following:
- Exposed and unfinished ceilings without any tiles or fittings
- A fire / sprinkler system that hasn’t been dropped to the final height of the ceiling
- No finished HVAC systems or ductwork in place
- Unfinished floors
- An existing point of connection for sewers (though no real plumbing or electrical infrastructure in place)
- Unfinished and unpainted walls
- Etc.
In essence, a “cold dark shell” quite literally refers to a cold and dark shell of a building that requires a fitting out before interior design can take place.
What is a cold GREY shell?
A “cold grey shell” is exactly the same as a “cold dark shell”, only with a slightly different name. It’s a space without any HVAC or finishes, or any real substance. These buildings are unfit for use and require plenty of work to get them into a habitable or professionally utilisable space.
What does a warm shell include?
A warm shell (aka vanilla shell or semi-finished shell), as you might have already guessed by now, is a “cold dark shell” that has seen some love. You can expect to see the following in a commercial space classed as a “warm shell”:
- Minimal furnishings
- Completed construction with all of the basic amenities in place
- Basic heating, ventilation, and air con established
- Flooring and walls finished
- Toilets and plumbing arranged
- Drop ceilings installed with fire / sprinkler systems hidden
- More or less ready to move in though with some basic finishing and customisation required
- Perfect for those who are looking for cheaper options and don’t want to spend a huge amount on their Category B fit out
- It is one of the most popular conditions for buying and selling commercial spaces in the office industry.
Conclusion
To recap:
- An office fit out refers to the process of taking an “empty shell” of a building and getting it to the point where interior design efforts can commence. In other words, installing all of the basic utilities and essentials for safe utilisation of the space.
- An office refurbishment refers to the process of changing the interior design, layout, aesthetics, and functionality of an existing office space that has already been completed and seen commercial use.
- Office fit outs are broken down into 3 stages: shell and core, Cat A, and Cat B.
- “Cold dark shell” / “cold grey shell” share the same meaning and refer to buildings or rooms that have little to no fixtures and fittings in place and require fitting out.
- “Warm shell” refers to a space that has had a basic fit out complete (usually a Category B fitting) and is almost ready for interior design to commence.
