How much does office electrical fit-out cost?

A small office electrical fit-out (up to 10 desks) typically costs £2,000 to £8,000. This range covers power circuits, socket outlets at each workstation, data points (Cat6 or Cat6A), emergency lighting, and integration with the fire alarm system. The cost per desk typically ranges from £500 to £1,500 depending on specification. Larger offices (10 to 30 desks) typically cost £8,000 to £25,000. Serviced office fit-outs in London attract labour rates 25 to 40 per cent higher than the national average.

What electrical work is included in an office fit-out?

A typical office electrical fit-out includes: distribution board (consumer unit) installation, power circuits serving desktop and floor boxes at workstations, dedicated circuits for the server room or IT cabinet, data cabling (Cat6/Cat6A) to every desk and access point, emergency lighting throughout the escape route and open plan area, fire alarm call points and detector heads (or integration with a building system), general lighting to the appropriate lux level for office work (300-500 lux at desk height), and reception/common area feature lighting. External signage and CCTV power are often additional.

Is emergency lighting required in an office?

Yes. BS 5266-1 (Emergency Lighting — Code of Practice) and the Regulatory Reform (Fire Safety) Order 2005 require emergency lighting in commercial premises including offices. Emergency lighting must illuminate escape routes, exit signs, and areas of high risk for a minimum of 1 hour (3 hours for larger premises) in the event of mains failure. Emergency lighting must be installed, commissioned, and tested by a competent person, and a completion certificate (NAPIT ECA or similar) must be issued.

What is the standard lux level for office lighting?

CIBSE Lighting Guide LG7 recommends an average maintained illuminance of 300 to 500 lux at desk height for general office areas, with 500 lux for areas requiring detailed work such as drawing offices. Display screen equipment (DSE) workstations require careful avoidance of glare — indirect or recessed LED panels with appropriate UGR (Unified Glare Rating) not exceeding 19 are the current standard for modern offices.

Does office electrical work need Building Regulations approval?

Commercial premises (including offices) are not subject to Part P of the Building Regulations, which only covers domestic dwellings. However, office electrical work is governed by the Electricity at Work Regulations 1989 (which requires electrical systems to be maintained safely), Building Regulations Part B (fire safety, relevant to emergency lighting and fire alarm systems), and Building Regulations Part L (energy efficiency, relevant to lighting controls). All commercial electrical work should be carried out by a qualified electrician with commercial experience.

How much do data points cost in an office?

Cat6 data point installation costs £80 to £150 per outlet, including supply and installation of the faceplate, cable from the nearest patch panel or switch, and termination. A structured cabling installation for a 10-desk office with 20 data points, a 24-port patch panel, and a comms cabinet costs £2,500 to £5,000 depending on the cable run lengths and the quality of the cabling infrastructure.

What electrical certificates are required for a commercial office fit-out?

A commercial office fit-out requires an Electrical Installation Certificate (EIC) covering all new electrical work, an emergency lighting commissioning certificate to BS 5266, and a fire alarm commissioning certificate to BS 5839 where a new or extended fire alarm system is installed. For larger premises, an Electrical Installation Condition Report (EICR) may also be required by the building landlord before handover.

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Office Electrical Fit-Out Cost UK 2025: Commercial Office Wiring Prices

Detailed breakdown of commercial office electrical fit-out costs in the UK for 2025 — small office from £2,000, per-desk estimates, power circuits and data points, office lighting, emergency lighting to BS 5266, fire alarm systems to BS 5839, and compliance requirements.

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12 min readUpdated 2026-05-18Andrew Moore, Founder of Elec-Mate

Written and reviewed by Andrew Moore, founder of Elec-Mate, against BS 7671:2018+A4:2026, IET Guidance Note 3 and the IET On-Site Guide.

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Key Takeaways

1A small office electrical fit-out (up to 10 desks) typically costs £2,000 to £8,000, covering power circuits, data points, emergency lighting, and fire alarm connections.
2A useful rule of thumb is £500 to £1,500 per desk for a full electrical and data installation, depending on specification level and whether a dedicated IT room or server cabinet is required.
3Emergency lighting to BS 5266 is a legal requirement in commercial office premises and must be installed by a qualified electrician, tested on completion, and retested annually.
4A fire alarm system to BS 5839 is required in most commercial office buildings. A simple L2 or M system for a small office costs £1,500 to £4,000 for supply and installation.
5All commercial electrical work is notifiable. In England and Wales, commercial premises do not fall under Part P (which covers domestic only) — instead, compliance is with Building Regulations Part B (fire) and the Electricity at Work Regulations 1989.

01 · Cost Guide

Office Electrical Fit-Out — What Is Involved

Fitting out an office for commercial occupation involves a broad range of electrical work beyond simply installing sockets and lights. Power distribution, data infrastructure, emergency lighting, and fire alarm integration must all be coordinated and installed to the relevant standards. The cost varies considerably with office size, specification level, and location.

Small office (up to 10 desks) — £2,000 to £8,000. Power circuits, data points, emergency lighting, and fire alarm integration.
Medium office (10–30 desks) — £8,000 to £25,000. More complex distribution, structured cabling, server room power, dedicated UPS circuit.
Large office (30+ desks) — £25,000 to £80,000+. Three-phase distribution, raised access flooring power, BMS integration, full emergency lighting and Grade A fire alarm system.

These figures cover the electrical and data installation only. HVAC power connections, kitchen and breakout area fitout, and external signage are typically priced separately.

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02 · Cost Guide

Office Electrical Cost Breakdown

Understanding where the money goes helps with budgeting and scope decisions.

Distribution board and mains installation — £800 to £3,000. Commercial distribution board, main switch, sub-circuit MCBs or RCBOs, and connection to incoming supply. Scale with office size.
Power circuits and socket outlets — £80 to £200 per outlet. Desktop power modules, under-desk power, and floor boxes in open plan areas.
Data cabling — £80 to £150 per data point. Cat6 or Cat6A structured cabling to every desk, conference room, and Wi-Fi access point. Patch panel and comms cabinet additional.
Office lighting — £100 to £350 per luminaire fitted. Recessed LED panels with DALI or 0-10V dimming, occupancy sensors, and daylight sensors for Part L compliance.
Emergency lighting — £150 to £400 per fitting. Maintained or non-maintained units throughout escape routes and open plan areas. Commissioning certificate required.
Fire alarm system — £1,500 to £6,000 for a complete small office system. Includes panel, smoke detectors, heat detectors, manual call points, sounders, and commissioning certificate to BS 5839-1.

03 · Cost Guide

Per-Desk Electrical Installation Estimates

A useful budgeting tool for office fit-outs is the per-desk electrical cost. This figure covers the power and data points at each workstation position.

Basic specification (4 power outlets, 2 data points per desk) — £400 to £600 per desk. Standard 13A socket outlets at desk height or in a desktop power module, and two Cat6 data outlets.
Mid-range specification (6 power, 4 data per desk) — £700 to £1,000 per desk. Includes USB-A and USB-C charging outlets, four Cat6 data points, and a floor box or under-desk cable trunking.
High specification (hot-desk or multi-monitor) — £1,000 to £1,500 per desk. Floor boxes with 8 power outlets, 4 Cat6 data, and integrated HDMI and USB connections. Raised access flooring assumed.

These per-desk figures do not include shared costs such as the distribution board, emergency lighting, fire alarm system, and server room — which are fixed costs spread across the whole installation.

04 · Cost Guide

Power Circuits and Data Points

Power distribution in a commercial office is more complex than in a domestic installation. Multiple sub-circuits, zone metering, and data infrastructure all need to be coordinated.

General power circuits — 20A radial or 32A ring final circuits serving desktop outlets. Size the number of circuits to avoid exceeding 50% of the circuit capacity under simultaneous load.
Dedicated IT circuits — server racks, network switches, and UPS units need a dedicated circuit sized for their full load, ideally with a UPS on the critical IT supplies.
Structured data cabling — Cat6 or Cat6A to TIA-568 or ISO 11801 standards. Every desk, conference room, and Wi-Fi access point requires at least two data points. PoE (Power over Ethernet) access points also need data cabling rather than separate power.
AV and conferencing power — dedicated circuits for projectors, displays, and video conferencing equipment. HDMI, USB, and power in conference room tables require planning at the first-fix stage.

05 · Cost Guide

Office Lighting — Specification and Cost

Office lighting must meet the lux levels recommended by CIBSE LG7 and comply with Building Regulations Part L (conservation of fuel and power), which requires lighting controls including occupancy sensors and daylight linking in new commercial fit-outs.

General open-plan office — 300 to 500 lux average, UGR ≤ 19. Recessed LED panels with DALI dimming. Occupancy sensors in low-traffic areas. Typical cost: £120 to £250 per luminaire plus wiring.
Meeting rooms — dimmable LED panels, scene control for presentations and video calls. Motorised blinds integration for daylight control. Typically £200 to £400 per fitting plus control wiring.
Reception and common areas — feature lighting, indirect coves, and decorative pendants. Higher specification materials. Budget £300 to £700 per feature light point plus wiring.

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06 · Cost Guide

Emergency Lighting and Fire Alarm Systems

Emergency lighting and fire alarm systems are mandatory in commercial offices and must be designed, installed, and commissioned by a qualified person. They are a significant cost element that is sometimes underestimated in office fit-out budgets.

Emergency lighting (BS 5266-1) — required throughout all escape routes, open plan working areas, and areas of high risk. Non-maintained LED emergency units cost £150 to £300 each fitted and commissioned. A small office typically needs 8 to 20 units.
Fire alarm system (BS 5839-1) — an L2 or M (manual only) system for a small office costs £1,500 to £4,000 supply and install. Includes panel, manual call points, smoke detectors, sounders, and a commissioning certificate. Larger offices require an L1 system with full coverage.
Integration with building systems — if the office is in a multi-tenant building, the fire alarm may need to interface with the building's main fire alarm panel. This adds complexity and cost — allow £500 to £2,000 for integration work.

Emergency lighting and fire alarm commissioning certificates must be kept by the employer or building manager. Annual testing of the emergency lighting system is a legal requirement under the Regulatory Reform (Fire Safety) Order 2005.

07 · Cost Guide

Building Regulations and Compliance

Commercial office electrical work is governed by different regulations to domestic work. Part P does not apply to commercial premises. Instead, the key frameworks are:

Electricity at Work Regulations 1989 — requires that electrical systems are constructed, maintained, and operated to prevent danger. All commercial electrical work must be carried out by a competent person.
Building Regulations Part B (Fire Safety) — governs emergency lighting and fire detection/alarm systems. Relevant to all commercial fit-outs.
Building Regulations Part L (Energy Efficiency) — requires energy-efficient lighting and controls in commercial buildings. LED luminaires with occupancy sensors and daylight linking are required in most new commercial fit-outs.
EIC on completion — an Electrical Installation Certificate must be issued for all new commercial electrical installations.

08 · Cost Guide

For Electricians: Commercial Office Fit-Out Work

Office fit-out projects are high-value, multi-phase jobs that reward electricians who can manage a programme, co-ordinate with other trades, and deliver accurate costings. The main failure modes are underquoting data cabling and underestimating the emergency lighting and fire alarm scope.

Quote Data Cabling Accurately

Data cabling is often underquoted in commercial fit-outs. Count every data point, measure every cable run, and price the patch panel, comms cabinet, and termination time separately. Use the quoting app to build an itemised BOM that captures every element.

Certificate Everything

Commercial clients expect full documentation — EIC, emergency lighting commissioning certificate, and fire alarm commissioning certificate. Issue the EIC on site after testing. Follow up with the emergency lighting and fire alarm certificates within 48 hours. This is the professional standard that wins repeat business.

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Frequently Asked Questions About Office Electrical Fit-Out Costs

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Office Electrical Fit-Out Cost UK 2025: Commercial Office Wiring Prices

Key Takeaways

Office Electrical Fit-Out — What Is Involved

Get the BS 7671 A4:2026 Cheat Sheet — free

Office Electrical Cost Breakdown

Per-Desk Electrical Installation Estimates

Power Circuits and Data Points

Office Lighting — Specification and Cost

Price the job in minutes, not evenings

Emergency Lighting and Fire Alarm Systems

Building Regulations and Compliance

For Electricians: Commercial Office Fit-Out Work

Quote Data Cabling Accurately

Certificate Everything

Quote and certify commercial office electrical fit-outs

Frequently Asked Questions About Office Electrical Fit-Out Costs

How much does office electrical fit-out cost?

What electrical work is included in an office fit-out?

Is emergency lighting required in an office?

What is the standard lux level for office lighting?

Does office electrical work need Building Regulations approval?

How much do data points cost in an office?

What electrical certificates are required for a commercial office fit-out?

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