Office fit-out works: deliver with no surprises and no budget overruns

A Kytom works assignment begins with a fixed-price design and build contract (French Civil Code art. 1793) that locks in the budget from the service order: barring a written change from the client, the price no longer moves. You sign a cost, you receive that cost, and Kytom carries the execution risks.

What we deliver: complete detailed design (EXE) studies, filing of authorisations (DP, ERP, ABF if in a protected zone), coordination of 15 to 25 trades, OPR within 10 working days, a digital DOE within 15 days of handover, and activation of the defect liability, two-year and ten-year guarantees (French Civil Code art. 1792). A single project manager remains your sole point of contact, from signing to the clearing of reserves.

For a typical 850 sqm floor plate, allow for 680,000 to 1.3 M EUR of works and a 12-week timeline, with no client amendment on the vast majority of our recent operations.

Our design and build follows six steps, each validated by a contractual milestone. Preparation (weeks 1 to 4): technical visit, laser survey, EXE plans, filing of authorisations. Planning: OPC scheduling, shared Gantt chart, mobilisation of trades. Kick-off (5 days): start-up meeting, statutory prevention plan (article R4511), site set-up. Execution: weekly report, dated photos, quality controls, monthly budget review. OPR: clearing of reserves within 10 working days, HVAC tests, high and low voltage, smoke extraction compliant with applicable requirements. Handover and digital DOE within 15 days, defect liability guarantee activated.

The real contractual milestone is not the handover, it is the OPR. A handover with major unresolved reserves can be requalified. Holding the schedule to within plus or minus 5 days secures the tenant’s date of occupancy.

On our recent commercial projects, we observe near-systematic compliance with contractual budgets and signed schedules, whereas execution under separate contracts exposes you to cost overruns and calendar slippages. On occupied sites, zone-based phasing and off-hours interventions significantly reduce the nuisances perceived by your teams, with a measurable effect on post-project HR complaints.

BREEAM and HQE certifications are steered from the brief to the DOE when you require it, and the complementary NF Habitat HQE Low Carbon, Circular Economy, Air Quality and Biodiversity profiles are integrated into the certification process.

1. Scoping and EXE studies
   Technical site visit, laser survey, validation of the brief with your steering committee, detailed EXE plans, filing of authorisations (DP, ERP, ABF if in a protected zone). Duration: 4 weeks. Deliverable: complete execution file and shared online Gantt schedule.
2. Site kick-off
   Start-up meeting with all trades, drafting of the prevention plan compliant with applicable regulatory obligations, set-up of site facilities and dust-proof airlocks. Phasing by zones of 100 to 200 sqm on occupied sites. Timeline: 5 days after the service order.
3. Coordinated execution
   Daily coordination of 15 to 25 trades by a single project manager, weekly report with dated photos, monthly budget review. Across 68 Kytom projects, 96% stay within the contractual budget thanks to fixed-price discipline.
4. OPR, handover and DOE
   Pre-handover operations, clearing of reserves within a non-negotiable 10 working days, HVAC and smoke extraction tests compliant with the standard applicable to fire safety systems. Digital DOE within 15 days, defect liability, two-year and ten-year guarantees (French Civil Code art. 1792) activated.