Team Support

Turnkey office fit-out, end to end

You sign a lease, and behind it begin 8 to 12 service providers to coordinate, 7 regulatory procedures to process, a rent running while the plans are being drawn up. On 850 sqm in the Paris CBD area, every week lost arbitrating between separate work packages costs 7,000 to 8,500 EUR in rent, not counting the hours of your Office Manager absorbed by coordination.

Since 2006, Kytom has delivered more than 1,200 office operations under a single contract across our eleven agencies. We carry the entire project, from lease signature to handover of the keys: one project manager, one consolidated budget, one locked schedule. Average lead time on a median area of 850 sqm: 12 weeks, including half on occupied sites without interruption of activity. R4213 compliance, the acoustic requirements applicable to office spaces and the type W ERP classification are tracked chapter by chapter in a register handed over at delivery. The single contract comes out 12 to 18% cheaper than conventional project management as soon as five trades have to be coordinated.

Our turnkey offer

One project manager, 12 trades managed, one consolidated budget

You sign one contract, you talk to one person, you make decisions on a single budget. The Kytom project manager holds end-to-end contractual responsibility: programming, design, technical engineering, execution, furniture, delivery. The HVAC, BMS, high and low current, and sprinkler interfaces are handled internally, never passed back to you.

For an 850 sqm floor plate, the project team mobilises a project manager, a site supervisor, an interior architect, a draughtsman and a furniture buyer. Three bodies frame the governance: a monthly steering committee for strategic decisions, a weekly site meeting to clear blocking points, and monthly financial reporting publishing commitments, spend, remaining to commit and variance vs initial budget. Under conventional project management with 8 separate work packages, you would absorb 60 to 90 hours of internal coordination over 12 weeks, i.e. 4,800 to 10,800 EUR of hidden cost valued at the full cost of an Office Manager. The single contract transfers this risk to us.

The Kytom method

7 to 12 authorisations processed while the studies advance

An office operation triggers 7 to 12 procedures: prior declaration or building permit, ERP file, PMR accessibility notice, authorisation for works in a co-ownership, declaration to insurers, SPS coordination, thermal certificate applicable to the project. Our operations managers know the local procedures, city by city, across the eleven Kytom agencies.

The CERFA forms are prepared by the project team, you sign. No administrative delay adds to the studies: both flows advance in parallel. On 47 ERP files processed between 2022 and 2024, we obtained 100% favourable opinion from the safety commission on first submission. On a floor plate rented at 450 EUR/sqm/year excl. tax in the Paris CBD area, 17 days of administrative delay (median observed in conventional project management without parallel management) represent 8,800 to 26,500 EUR of lost rent for 850 sqm. The ROI of integrated administrative management holds on this single item, even before the teams’ delayed move-in.

Your benefits

Compliance tracked, register handed over, warranty carried for 12 months

Compliance is not negotiated as a budget optimisation variant. Every Kytom operation produces a register handed over at delivery, structured in six chapters: Labour Code (R4213 and following: ventilation, lighting, thermal environment), NF S 31-080 (acoustic performance in open space, meeting rooms, phone booths), type W ERP (fire safety, smoke extraction, exits), PMR accessibility (decree of 8 December 2014), energy performance (according to the reference standard applicable to the building, existing RT or environmental regulation in force), SPS coordination (log register, DIUO, PGC).

Technical inspection is carried out by an approved firm, commissioned by Kytom but contractually attached to you to preserve the independence of the assessment. Each interim report is handled within the week, never left in a queue until acceptance. This register then serves you as a foundation for your internal audits, your declarations to insurers and any future maintenance operation. The defects liability warranty runs for twelve months, with a team dedicated to after-sales service.

Method

Framing and programming
Within 15 days after lease signature, we produce the functional programme: sqm/workstation ratios, open space/closed offices/phone booth mix, room capacities, acoustic requirements compliant with the standards in force. The consolidated budget is set from this phase, with provisions and identified room for manoeuvre.
Design and authorisations
The interior architect and the engineering firms produce the EXE plans in six to eight weeks. In parallel, our operations managers file the CERFA, the PMR notice and the ERP file. You sign the official documents, we carry the processing and the dialogue with the reviewing services.
Works and coordination
The site supervisor manages 8 to 12 trades on site, on an occupied site for half of the operations. Weekly meeting, monthly financial reporting, clearing of reservations handled as they arise, SPS coordination outsourced but managed by Kytom.
Delivery and compliance register
At handover of the keys, you receive the compliance register in six chapters, the technical inspector’s certificates, the DIUO and the complete DOE. The defects liability warranty runs for twelve months, with a team dedicated to after-sales service.

Frequently asked questions

What is the real saving between a single contract and conventional project management?

As soon as five trades are coordinated, the single contract comes out 12 to 18% cheaper than conventional project management on an 850 sqm format. The 3 to 5% gap sometimes shown in favour of separate work packages on the gross quote is recovered with the first interface drift avoided. Below 200 sqm with a dominant work package, we direct you towards a tender in separate lots, which is more relevant.

What is the lead time between lease signature and the teams moving in?

Average lead time observed on 850 sqm: 12 weeks from programming to handover of the keys, including 2 weeks of framing, 6 to 8 weeks of design and authorisations in parallel, then 4 to 6 weeks of works. Half of the operations take place on occupied sites without interruption of activity. ERP authorisations (2 to 4 months at the Police Prefecture) are processed during the studies, not after.

In which cases is the single contract not the right answer?

Three cases: below 200 sqm with a dominant work package, where a tender in 2 lots remains 8 to 12% cheaper; if you have a substantial real estate department with in-house engineering firms, where conventional project management is suitable; in a protected area with an ABF opinion, where parallel administrative/study management becomes risky. We regularly redirect requests towards other formats rather than signing a poorly calibrated contract.

How do you manage works on an occupied site without interrupting activity?

Half of our operations take place on occupied sites. The phasing is set from the programming stage: zoning of the floor plates by sequence, noisy works scheduled outside business hours, temporary acoustic and dust partitioning, BMS and HVAC kept in service during the switchovers. The site supervisor manages the interventions through time windows validated each Friday for the following week.

05 — Inspirations