Cat A and Cat B fit-out: what UAE tenants need to know
The two terms decide what you get from the landlord, what you pay for yourself and how long your fit-out will take.
Inspace Interiors project team,
Most commercial space in Dubai and Abu Dhabi is leased in one of three conditions: shell and core, Category A (Cat A) or an existing fitted space. Knowing which one you are taking on is the first step in setting a realistic fit-out budget and programme.
What Cat A includes
Cat A is the landlord’s base-build finish. The space is clean, lit, air-conditioned and safe, but not yet arranged for any particular business. A typical Cat A floor includes:
- Suspended ceilings and base lighting on a regular grid
- Air-conditioning distribution, usually fan coil units connected to chilled water or district cooling
- Sprinklers, smoke detection and emergency lighting to the base layout
- Raised access floors or finished screed, and finished core walls
- Toilets and core areas complete
What Cat B adds
Cat B is the tenant’s fit-out that turns the space into a working office, store or clinic. It usually includes partitions and meeting rooms, reception and pantry, finishes and branding, adapted MEP to suit the new layout, data and AV infrastructure, and furniture. Because the new rooms change how air, light and fire protection must reach each area, Cat B almost always involves modifying the Cat A services, not just adding to them.
Re-use what already works
The largest saving in a Cat B fit-out often comes from keeping the landlord’s ceilings, light fittings and fan coil units where the layout allows. A good space plan considers the existing grid before walls are drawn. Relocating a fan coil unit or adding sprinkler heads costs far less than replacing a ceiling system.
Approvals still apply
Even inside a Cat A shell, a Cat B fit-out needs landlord approval, a fit-out permit from the municipality or free zone, and Civil Defence approval for any change to fire alarm, sprinklers or means of escape. Build approval time into the programme from the start.
Typical programme
For an office of 300 to 500 sq m, a Cat B fit-out typically takes 8 to 12 weeks from approved design to handover, including approvals. Shell-and-core space takes longer because the base services must be designed and installed first.
Questions to ask before you sign a lease
- What exactly is handed over: shell and core, Cat A, or an existing fit-out?
- Is there a rent-free fit-out period, and how long is it?
- What are the landlord’s fit-out guide rules, working hours and approval fees?
- Is there enough electrical capacity and cooling for your headcount and equipment?
- What must be reinstated when you leave?
A short test fit before signing answers most of these questions and confirms the space can hold your team.
Related services
Planning a project? Request a proposal or call +971 56 799 1936.