Fitout Glossary
Cat A vs Cat B Office Fitout — What's the Difference?
A plain-English guide to the base-building conditions and fitout categories you'll hear when leasing commercial space in Sydney — Cold Shell, Warm Shell, Cat A, Cat A+, Cat B and Cat C.
When you lease a commercial space, the condition it's handed over in is usually described using one of a handful of standard industry terms — and that condition determines how much fitout work is actually needed before the space is ready to operate in.
The short version: Cat A is what the landlord typically hands over — floors, ceilings and services in place, but no partitions or branding. Cat B is your own fitout built on top of that. Everything below explains where cold shell, warm shell and Cat C fit around those two.
Base-Building Conditions
From Cold Shell Through to Cat C
Cold Shell
The most basic base-building condition — structural shell only, with no services, floors, ceilings or internal walls in place. A cold shell fitout starts from the concrete slab and structure up.
Warm Shell
A step beyond cold shell — the building's core services (mechanical, electrical, fire and hydraulic) are roughed in and available for connection, but the tenancy still has no floors, ceilings or internal walls.
Cat A (Category A)
The base level of fit out a landlord typically hands over — raised access floors, suspended ceilings, basic lighting, and mechanical services distributed through the space, but no partitions, joinery, finishes or branding.
Cat A+ (Category A Plus)
A Cat A handover with some additional base elements already in place — for example, basic meeting rooms, a kitchenette shell or upgraded finishes — reducing the scope a tenant needs to build on top.
Cat B (Category B)
The tenant's own fitout, built on top of Cat A — partitions, joinery, workstations, finishes, signage and branding, tailored to how that specific business works.
Cat C (Category C)
Reconfiguring or refreshing an existing Cat B fitout for a new tenant, rather than starting from Cat A — reusing what still works and replacing what doesn't.
Why It Matters
Knowing Your Starting Condition Shapes the Quote
The base-building condition your tenancy is handed over in is one of the biggest factors in an office fitout quote — a cold shell needs far more work than a Cat A+ space. FRANCA FITOUTS assesses the actual condition of your tenancy before pricing, rather than assuming a category from the lease description alone. See our office fitouts page for how each category is delivered, or our commercial make good page if you're returning a space to base-building condition rather than fitting one out.
Common Questions
Cat A vs Cat B Office Fitout — FAQ
What is the difference between Cat A and Cat B office fitout?
Cat A is the base level of fit out a landlord typically hands over — raised floors, suspended ceilings and core services in place, but no partitions, joinery or branding. Cat B is the tenant's own fitout built on top of that base — partitions, joinery, workstations, finishes and branding suited to that specific business.
What does cold shell and warm shell mean in a commercial fitout?
A cold shell is the building's bare structure with no services connected. A warm shell has the building's core mechanical, electrical and hydraulic services roughed in and ready for connection, but still no internal floors, ceilings or walls. Both sit below Cat A in terms of how much is already built.
What is a Cat C fitout?
A Cat C fitout is reconfiguring or refreshing an existing Cat B fitout for a new tenant — adapting what's already there rather than stripping back to Cat A and starting again.
Which category is my tenancy likely to be handed over in?
It depends on the building and the landlord — some hand over Cat A, others a warm or cold shell, and some Cat A+. Your lease and incoming-condition schedule will specify it; FRANCA FITOUTS can also assess the space directly and confirm what condition you're starting from.
Does FRANCA FITOUTS fit out every base-building condition?
Yes. FRANCA FITOUTS delivers fitouts from cold shell and warm shell, through Cat A and Cat A+, to Cat B and Cat C reconfigurations — see our office fitouts and commercial fitouts pages for the full scope.
Ready When You Are
Planning a Fitout? Let's Build It Properly.
Talk to FRANCA FITOUTS about your next commercial, medical, dental, hospitality, retail or residential project.