Commercial Fit-Out Glossary | Hampstead Renovations

CAT A: Landlord's base-build finish — raised floor, suspended ceiling, perimeter heating/cooling, emergency lighting. Ready for tenant to fit out.
CAT A+: CAT A plus meeting rooms, kitchen, paint, carpet and basic furniture. Occupier-ready without further fit-out. Landlord-provided.
CAT B: Full tenant fit-out — partitioning, branded reception, kitchens, AV, specialist lighting, bespoke finishes. Commissioned by the occupier.
Dilapidations: Tenant's lease-end obligation to reinstate the demise to the condition specified in the lease.
Schedule of dilapidations: Landlord surveyor's itemised list of reinstatement works required at lease exit.
Scott schedule: Four-column document format for dilapidations: tenant items, tenant comments, landlord response, surveyor determination.
Pre-action Protocol: Ministry of Justice protocol governing conduct between parties in a dilapidations dispute before litigation.
Section 18(1): Landlord and Tenant Act 1927 clause capping dilapidations at the diminution in value of the landlord's reversion.
Licence to alter: Formal landlord consent required for tenant-initiated alterations to the demise.
LTA: Abbreviation for Licence to Alter.
CDM 2015: Construction (Design and Management) Regulations 2015 — UK health and safety regulations for construction projects.
Principal contractor: CDM 2015 role — plans, manages and monitors the construction phase.
Principal designer: CDM 2015 role — plans, manages and monitors the pre-construction phase.
F10: HSE form notifying a construction project. Required for projects over 500 person-days or 30 days with 20+ simultaneous workers.
FIRAS: Fire Installation Resistance Accreditation Scheme — third-party certification for fire-stopping installers. Run by Warringtonfire.
Fire-stopping: Material sealing service penetrations through fire compartments to maintain compartment fire rating.
Compartment rating: Fire resistance of a wall, floor or ceiling in minutes (30, 60, 90) — time it holds fire containment.
NICEIC: National Inspection Council for Electrical Installation Contracting — electrical competence scheme.
EICR: Electrical Installation Condition Report — periodic inspection of fixed electrical installation per BS 7671.
BS 7671: British Standard for electrical installation — the 'Wiring Regs'.
BS 5266: British Standard for emergency lighting.
Rw: Weighted sound reduction index — single-number acoustic performance rating for partitions and ceilings.
NRC: Noise Reduction Coefficient — how much sound a surface absorbs. Higher = more absorption.
Part E: Building Regulations section on resistance to sound passage.
Part B: Building Regulations section on fire safety.
Part L: Building Regulations section on energy performance.
Part M: Building Regulations section on accessibility and inclusive design.
L8: HSE Approved Code of Practice for Legionella control in water systems.
F-Gas: Regulations governing fluorinated greenhouse gases in refrigeration and HVAC systems.
PPM: Planned Preventative Maintenance — programmed maintenance schedule against asset register.
CAFM: Computer-Aided Facility Management — software for managing FM operations.
FIRAS certificate: Documentary evidence of fire-stopping installation to third-party certified standard.
Slab-to-slab partition: Partition running from structural slab below to structural slab above — maintaining acoustic and fire performance.
Demountable partition: Partition system designed for removal and reconfiguration without damage to the fabric.
O&M manual: Operation and Maintenance manual — handover document describing built systems for ongoing management.
H&S file: Health and Safety file — CDM 2015 record of the project preserved for the life of the building.
Golden thread: Building Safety Act 2022 concept — the digital record of information required for a high-risk building.
CAT B premium: High-spec tenant fit-out with bespoke finishes, premium materials and architectural commission (£220+ per sqft).
Trophy tower: London market term for the highest-value Grade A office towers (e.g. 22 Bishopsgate, Shard, 1 Canada Square).
Managing agent: Property management firm engaged by the landlord to manage the building — Savills, CBRE, JLL etc.
Rent-free period: Incentive granted to tenants at lease commencement — typically equates to CAT B contribution.
Service charge: Landlord-recovered costs for maintaining the building's common parts and plant.
MEES: Minimum Energy Efficiency Standards — regulations requiring EPC rating E or better to let commercial property.

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