Turnkey delivery
One contract from brief to the first working day.
Turnkey is the right structure when the occupier does not want to manage the joins between designer, contractor, services engineer and furniture supplier, and when the move date matters more than the procurement route.
We take the brief, develop the design, obtain the approvals, build it, service it, furnish it and hand it over ready to use, with one programme and one accountable party.
Scope
What the package covers.
What one contract covers
- Workplace brief and test fits
- Design development to a buildable standard
- Landlord approvals and statutory coordination
- Construction, partitions and finishes
- MEP modification and commissioning
- Joinery, furniture, IT enablement and move-in
How the commercials work
- A cost plan built from the brief, not a rate per square metre
- A defined change process with priced options
- Long-lead items identified and ordered against milestones
- A single programme showing every dependency
- Provisional sums closed out as design develops
- Final account reconciled against the agreed changes
What the occupier holds
- The brief and the decisions that come from it
- Approval of the design at defined gateways
- IT and telephony strategy where it is retained
- Their own furniture standards, where they exist
- Access to the business for consultation
- The move date they need us to meet
Control
Where the risk actually sits.
Decisions have dates
Every design decision is given a date on the programme, because a decision taken late costs the same as a delivery arriving late.
Design frozen at a defined point
We freeze the design at an agreed gateway. After that, changes are priced against time as well as money, which is the only way a turnkey date survives.
Commissioning is part of the programme
Testing, commissioning, IT enablement and furniture installation are sequenced into the programme rather than compressed into the last week.
Before pricing
What we need to see.
Send what exists today. We will tell you what is still required rather than price around the gaps.
- Building, floor and approximate area
- Headcount and working style
- Move date and lease milestones
- Any furniture or IT standards to be retained
- Landlord requirements and restrictions
- Budget range or the constraint that sets it
Questions
What clients ask about this scope.
Related
Where to go next.
Discuss an office project
Tell us about the floorplate and the date.
Tell us the building, the area, the scope you expect to hold and the date the business needs to move. We will set out how the programme would run and what has to be resolved first.