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Office strip-out in London typically costs £3–£8 per sq ft for the strip alone. With basic make-good after the strip-out, the total usually runs £8–£15 per sq ft. For a 3,000 sq ft office, that is roughly £9,000–£24,000 for the strip-out and £24,000–£45,000 including basic make-good.
Strip-out is the first and most visible cost when a London office lease comes to an end. It is also the part tenants can most easily get wrong, because quotes rarely describe the same scope. This guide explains what is and is not included, what moves the price, and how to compare quotes properly.
If you want the full picture of what a dilapidations claim can cost, including Cat A reinstatement and M&E, read our office dilapidations cost guide. This page covers strip-out only.
What office strip-out includes
Strip-out means removing the fit-out you installed so the space can be handed back to the standard your lease requires. It is the first stage of a lease-end project, usually followed by reinstatement and decoration. Our office strip-out guide covers the process in more detail.
| Usually in the strip-out price | Usually priced separately |
|---|---|
| Removing partitions and glazing | Reinstating ceilings (Cat A) |
| Removing kitchenettes and tea points | Mechanical and electrical reinstatement |
| Removing branded items and signage | Redecoration and making good walls |
| Removing IT cabling, AV and data points | New floor coverings |
| Removing bespoke joinery and tenant alterations | Landlord’s surveyor and legal fees |
| Waste removal and skip or cartage costs | Any repairs the schedule of dilapidations adds |
The split matters. A quote that says “strip-out” but leaves out waste, cabling or making good the walls will look cheap and then grow. Always ask what the handover standard is, and check the price against your lease and the landlord’s schedule.
What drives the cost of an office strip-out
Two offices of the same size can price very differently. These are the factors that move the number most.
- Floor area and density. Cost per sq ft usually falls on larger floors, because set-up, supervision and waste logistics are spread over more space. A heavily partitioned floor costs more than an open-plan one.
- What was built. Full-height glazing, bespoke joinery, raised floors, feature ceilings and fixed kitchens take more labour to remove than standard partitions.
- Cabling and services. Removing data cabling, AV and containment, and making services safe, adds time and may need specialist trades.
- Building access. Goods lift size, loading bay hours, stair-only access and managed-building rules for out-of-hours work can all lengthen the programme.
- Waste and disposal. Volume of waste, how far it travels and any items needing licensed disposal all affect the price.
- Programme. A tight deadline before lease expiry can mean extra labour, night or weekend work and overtime. Starting early is the easiest saving. See our typical dilapidations timeline.
- Reinstatement standard. Whether the lease requires Cat A condition, a shell, or something in between decides how much comes out and what goes back in. Our Cat A vs Cat B guide explains the difference.
Office strip-out cost per sq ft in London (2026)
The strip-out alone usually costs £3–£8 per sq ft. Most tenants need more than that, because the landlord expects the space handed back in a defined condition. The table shows how the price builds as scope grows, with worked totals for two common office sizes.
| Scope | Cost per sq ft | 3,000 sq ft office | 5,000 sq ft office |
|---|---|---|---|
| Strip-out only | £3–£8 | £9,000–£24,000 | £15,000–£40,000 |
| Basic strip-out and make-good | £8–£15 | £24,000–£45,000 | £40,000–£75,000 |
| Standard Cat A reinstatement | £15–£25 | £45,000–£75,000 | £75,000–£125,000 |
| High-spec or heavily fitted-out space | Priced after survey | Priced after survey | Priced after survey |
These are guide prices for Central and Greater London offices in 2026, based on the same ranges as our dilapidations cost guide. A site survey against your lease and schedule gives a fixed price. Space with heavy fit-out, such as raised floors, bespoke joinery and extensive M&E, can cost more than the bands above.
Worked example. A tenant leaving 3,000 sq ft needs partitions, a kitchenette and cabling removed and the walls made good. At £8–£15 per sq ft, the budget is £24,000–£45,000. If the lease also requires Cat A ceilings and floor finishes, the same office moves into the £45,000–£75,000 band.
How to compare office strip-out quotes
A low quote is only cheap if it covers the same work. Before you compare prices, check each quote against this list.
- Scope in writing. Does it list what comes out, floor by floor, and match the landlord’s schedule or lease clause?
- Handover standard. Is it priced to strip-out only, to a basic make-good, or to full Cat A reinstatement?
- Waste and disposal. Is waste removal included, or charged as an extra?
- Cabling and services. Does it cover cabling, AV and making services safe?
- Access and hours. Does the price assume normal hours, or include out-of-hours work the building requires?
- Fixed price or estimate. Is it a fixed price, or an estimate with provisional sums and a re-measure?
- Programme. Does it show dates that finish before your lease ends?
- Landlord sign-off. Who agrees the works are complete, and when?
Tenants who instruct their own contractor usually pay less than tenants who settle with the landlord, because a settlement tends to include contingency and fees. If you have already received a claim, our guide on how to check whether your dilapidations claim is too high shows how to test it, and our settlement vs doing the works comparison explains the trade-off. Our strip-out checklist is a useful list to hand to any contractor.
Get a fixed price for your strip-out
Send us your lease and any schedule of dilapidations and we will survey the space and give you a fixed-price quote. Request a quote or read more about our office strip-out services.
Related reading: see how lease exit dilapidations in London work end to end, or speak to our office dilapidations London contractor team about pricing the works.
FAQs
How much does an office strip-out cost in London?
The strip-out alone usually costs £3–£8 per sq ft. With basic make-good the total is typically £8–£15 per sq ft, and with standard Cat A reinstatement £15–£25 per sq ft.
What is included in an office strip-out?
Usually removing partitions, kitchenettes, branded items, signage, cabling and AV, bespoke joinery and tenant alterations, plus waste removal. Reinstatement and decoration are normally priced separately.
How long does an office strip-out take?
It depends on size, access and scope. Many offices take a few weeks on site, but you should start planning at least six to twelve months before lease end so the survey, quotes and landlord approvals do not squeeze the programme.
Do I have to strip out my office at the end of the lease?
Only if your lease or the landlord’s schedule of dilapidations requires it. Check the reinstatement clause in your lease before you commission any work.
Is it cheaper to do the strip-out myself or pay the landlord?
Doing the works through your own contractor is usually cheaper than a cash settlement, because settlements often include contingency and fees. We can model both routes for you.