From leasing to design to construction — here’s what you need to know
A commercial fit-out is the process of transforming an empty or base building into a fully operational business space. Whether you’re opening a retail store, restaurant, office, gym, or medical clinic, the fit-out stage determines how your space functions, looks, and performs for years to come.
Here’s a clear, practical guide on how to plan a commercial fit-out in Ontario — and how to avoid delays, cost overruns, and design mistakes.
1. Start Before You Sign the Lease
Most fit-out problems come from choosing the wrong space.
Before signing anything, walk the space with a contractor to evaluate:
- Electrical capacity (common issue for restaurants + clinics)
- HVAC condition and size
- Plumbing access + locations
- Existing layout vs your needs
- Ceiling height + structural considerations
- Fire separations + code implications
- Zoning for your business type
A one-hour walkthrough can save weeks of headaches.
2. Determine the Scope of Your Fit-Out
Fit-outs generally fall into three categories:
Shell Fit-Out
You’re starting with an empty “shell” — no walls, no finishes, sometimes no plumbing.
This requires full construction.
Major Fit-Out
Redesigning the layout, adding walls, upgrading mechanical/electrical, installing washrooms, building reception, custom millwork.
Minor Fit-Out
Cosmetic improvements:
- Flooring
- Lighting
- Millwork
- Feature walls
- Painting
The scope determines your timeline, budget, and permit requirements.
3. Create a Functional Space Plan
Strong fit-outs start with a layout that actually works.
Consider:
- Customer flow
- Staff efficiency
- Accessibility
- Product placement (retail)
- Kitchen workflow (restaurants)
- Patient privacy + room adjacency (medical)
- Office workstation layout
- Storage + back-of-house areas
A great layout increases revenue per square foot and reduces long-term operating costs.
4. Establish a Realistic Budget
Fit-out budgets vary by industry:
- Retail: $80–$150 per sq. ft.
- Office: $120–$180 per sq. ft.
- Restaurant: $150–$350+ per sq. ft.
- Medical/clinic: $200–$400+ per sq. ft.
Major cost drivers include:
- Electrical service upgrades
- HVAC changes
- Plumbing relocation
- Custom millwork
- Sprinkler + fire separation
- Accessibility requirements
Budget early. Scope creep is the #1 cause of cost overruns.
5. Start Design + Permits Early
A commercial fit-out requires:
- Architectural drawings
- Mechanical/electrical drawings
- Building permit
- Plumbing permit
- Electrical permit
- Fire safety approvals
- Accessibility compliance reviews
Restaurants and medical spaces require even more detailed documentation.
Submitting complete drawings speeds up approvals and reduces revisions.
6. Choose the Right Materials
Materials must match your business type:
Retail: LVT flooring, modular shelving, accent lighting
Office: Acoustic ceilings, glass partitions, durable carpeting
Restaurant: Commercial flooring, washable surfaces, high-capacity plumbing
Medical: Infection-control finishes, sealed flooring, specialized HVAC
Commercial materials must balance durability, safety, and brand appeal.
7. Coordinate Mechanical, Electrical & IT Early
These systems should never be an afterthought:
- Workstation power
- POS systems
- Network cabling
- Cameras + security
- HVAC zoning
- Fire suppression
- Plumbing drains + venting
Retrofits become expensive once finishes are installed.
8. Plan for Inspections + Fire Safety Requirements
Commercial fit-outs require:
- Framing inspection
- Electrical inspection
- Plumbing/mechanical inspection
- Fire marshal approval
- Accessibility verification
Failing an inspection adds days or weeks to a project — proper planning prevents it.
9. Prepare for Opening Day
Once construction is complete, you’ll move into:
- Merchandising
- IT setup
- Staff training
- Soft opening
- Final cleaning
- Safety checks
A seamless transition requires coordination between contractor, landlord, and business owner.
Final Thoughts
A commercial fit-out is one of the most important stages in opening or expanding a business. When planned correctly, it creates a space that runs efficiently, meets all code requirements, enhances customer experience, and supports long-term success.
Working with an experienced commercial contractor ensures your project stays on schedule, on budget, and built for the demands of your industry.
