Team Fit-out

Office Fit-Out: Finishes, Furniture and Experience

On an 850 sqm floor plate, poorly calibrated space planning means 45,000 EUR in avoidable rent that you leave on the table every year. Since 2006, Kytom has delivered 210 commercial fit-out projects (200 to 5000 sqm). We handle the entire journey, from usage diagnostics to the clearing of snags, in 12 to 16 weeks.

Our design and build method commits to a single responsibility and helps you meet the tertiary decree thresholds (-40% final energy reduction in 2030, -50% in 2040, -60% in 2050).

Here is how we free up 15 to 20% of usable space and 25 to 35% in energy savings, with no schedule slippage and no surprise change orders.

Our fit-out offer

From usage diagnostics to the clearing of snags: what a Kytom assignment covers

Our design and build package handles the entire journey: instrumented usage diagnostics, space planning, technical drawings, contractor consultation, site management and the clearing of snags. A single designer-builder, a dedicated project manager, a line-by-line costing validated before any works are committed. Furniture represents a significant share of a project’s carbon footprint: we systematically integrate refurbished furniture or furniture carrying the NF Environnement Ameublement and PEFC ecolabels, which reduces both the overall cost and the carbon footprint of the furniture package. The scope also covers calibrated acoustics (60 to 90 EUR excl. tax/sqm), lighting maintained between 300 and 500 lux in compliance with the Labour Code, and the optional integration of a tertiary environmental certification scheme (HQE or BREEAM), as well as a dedicated framework for projects with enhanced environmental requirements.

Kytom method

design and build in 5 phases: a single responsibility, a schedule that holds

The sequence contractualises a single mandate holder from diagnostics through to the warranty of perfect completion on the technical trades.

Usage diagnostics (2 to 3 weeks): 8 to 12 user interviews, on-site occupancy rate measurements, costed functional programme.
Design (3 to 4 weeks): space planning, technical drawings, mood boards, line-by-line costed detailed design.
Consultation (2 weeks): a panel of 120 furniture references and 40 finishing partners, contracts signed at the right price.
Construction (6 to 10 weeks): weekly management by a dedicated project manager, empty or occupied site, weekly financial reporting.
Handover and after-sales (2 weeks): snags cleared following a documented acceptance method, statutory warranty of perfect completion (article 1792-6 of the French Civil Code), satisfaction survey at 6 months.

The Diagnostics phase protects the package: rigorous upfront scoping significantly reduces change orders during construction.

Your benefits

Space freed up, energy controlled, satisfaction measured: the gains we substantiate

On our recent projects, an optimised fit-out makes it possible to return usable space, reduce the electricity consumption of workstations (contributing to the tertiary decree thresholds, -40% in 2030) and significantly improve occupant satisfaction at six months. The use of refurbished furniture and ecolabels significantly reduces the carbon footprint of the furniture package, assessed using the Base Empreinte method.

The return on investment of a complete project is generally between 3 and 5 years depending on the sector typology.

Method

Usage diagnostics
Interviews with 8 to 12 typical users and on-site occupancy rate measurements over 2 to 3 weeks. Deliverable: costed functional programme, calibrated on measured usage.
Design
space planning, technical drawings and line-by-line costing within 3 to 4 weeks. Deliverable: detailed design integrating the density-acoustics-compliance trade-off and the energy consumption reduction trajectory for the tertiary stock.
Consultation and construction
Mobilisation of the Kytom panel (120 furniture references, 40 finishing partners), then weekly management over 6 to 10 weeks, empty or occupied site, with a commitment on the technical trades.
Handover and after-sales
Snags cleared following a documented acceptance method, then the statutory warranty of perfect completion (article 1792-6 of the French Civil Code). Deliverable: acceptance report and occupant satisfaction survey at 6 months.

Frequently asked questions

What is the median budget for a commercial fit-out per sqm?

The budget for a commercial fit-out commonly stands at around 950 EUR excl. tax/sqm, covering partitioning, finishes, LED lighting, standard furniture and the acoustic package at 60 to 90 EUR excl. tax/sqm. Excluding specific packages (new HVAC, BMS, technical raised flooring) which can add 200 to 400 EUR excl. tax/sqm. The design and build package secures this budget through a line-by-line costing validated before any commitment.

How long does it take you to deliver an 800 to 1000 sqm floor plate?

12 to 16 weeks between the start of diagnostics and the clearing of snags, based on our recent experience with commercial floor plates of this size. The typical sequence: 2 to 3 weeks of diagnostics, 3 to 4 weeks of design, 2 weeks of consultation, 6 to 10 weeks of construction, 2 weeks of handover. Whether the site is occupied or empty, weekly management by a dedicated project manager secures the schedule with no slippage.

From what project size is design and build relevant?

design and build becomes relevant from around 400 sqm and 6 coordinated technical packages. Below this, the management cost exceeds 12% of the contract and is not amortised by pooling: a simple works contract with an interior architect on a partial assignment is sufficient. We say so frankly to the real estate departments that consult us: on small configurations, we steer towards a one-off assignment.

How is the energy consumption reduction trajectory for the tertiary stock reflected in the project?

The regulatory framework applicable to commercial buildings over 1000 sqm sets energy consumption reduction trajectories of -40% in 2030, -50% in 2040 and -60% in 2050. To meet these thresholds, we integrate LED relamping, partitioning revisions and controlled regulation, levers recognised for significantly reducing workstation electricity consumption. The thresholds are documented in the dossier submitted to the investment committee.

What is the Kytom warranty after delivery?

Snags cleared following a documented acceptance method, then the statutory warranty of perfect completion (article 1792-6 of the French Civil Code) across the entire design and build scope. We measure occupant satisfaction at 6 months after delivery via a structured questionnaire, in order to substantiate the intangible ROI and inform future decisions on the real estate portfolio.

05 — Inspirations