Office Space Fitting Out Guide

OFFICE SPACE FITTING OUT GUIDE

An office in Singapore usually comes with standard fittings of a cemented and raised floor system, suspended ceilings, standard fire sprinkler and protection systems, central air-conditioning distribution ducts and basic lighting and window fittings.

If the tenant have the need to customize the office to suit their preferences, they may do so in accordance with the terms and conditions as stipulated by the landlord (large office building typically maintain a standard fitting-out manual) with regard to all fitting-out works at the premises.

Any fitting-out works, either modifications to existing fittings or additions and alterations should be carried out with the approval of the landlord, and as in most cases, the tenant is responsible for the reinstatement of the office premises back to its original state at the end of the lease term.

Renovation Cost

Various factors determine costing. Unit size, layout complexity, and quality of materials used and technical requirements of different business types affect company’s budget. Fitting-out costs for all additions and alterations works, system furniture, materials, mechanical & electrical services, professional consultant’s fees (not including designer’s fees), may be grouped as follows:

  • Budget range S$30 to S$60 per sq.ft. (S$320 to S$650 per sqm)
  • Medium range S$70 to S$90 per sq.ft. (S$750 to S$970 per sqm)
  • High range above S$100 per sq.ft. (above S$1,080 per sqm)

For more accurate cost evaluation, tenants are advised to seek expertise of office space interior designers and/or architects. They are responsible for submitting applications to relevant authorities for approval like URA, BCA, FSB, etc.

Renovation Deposit

Renovation deposit (ranges from S$1000 to S$5000) is paid to the Landlord before any works can be carried out. This is to defray the cost of rectifying damage to the building caused by tenant’s contractors. The renovation deposit is refunded upon completion of renovations, less any deductions.

Time Frame

The time taken for fitting-out work depends on size of office space:

  • Up to 1,000 sq.ft. (93 sqm) 2 to 4 weeks
  • 2,000 to 5,000 sq.ft. (186 to 465 sqm) 6 to 8 weeks
  • 6,000 to 10,000 sq.ft. (557 to 929 sqm) 10 to 12 weeks

Utilities and Telecommunications

Tenant is required to apply with Singapore Power (SP Services Ltd) and Singapore Telecoms (Singtel) to install a separate meter for utilities consumption and to lay telecommunication lines respectively within the premises. At times, certain Landlord has their very own power and telecommunication utilities, which they contract from the utility authorities. All charges for electrical utility and telecommunication services to the premises are borne by tenant on a monthly billing basis.

The following documents are usually required for the services:

  • Completed and signed application form.
  • Copy of business / company registration certificate.
  • Copy of NRIC / Work Pass for the authorized signatory of company representative Or a letter of authorisation issued by the company indicating the company representative’s name and NRIC/ Work Pass FIN no.
  • Proof of ownership or tenancy agreement.
  • An initial security deposit is payable at the point of application.
  • Copy of Licence Electrical Installation (LEI) from Energy Market Authority (EMA), if the electricity load is above 45 KVA. (may applicable for SP Services Ltd)
  • For temporary water supply, an approval letter from the PUB is required.

Although most commercial buildings come with free water utility, certain office premises especially conservation/shophouses office requires tenant to apply their own water supply from Public Utilities Board (PUB).