In this article, we break down the differences, risks and rewards, and what landlords should consider as the office market shifts.
What Is Cat A? The Landlord’s Baseline Offering
Cat A is the base level of finish that a landlord typically provides before handing over to a tenant. It is intended to offer a functional, compliant “blank canvas” that tenants can build upon. Common inclusions are:
- Raised access flooring and suspended ceilings
- Basic mechanical, electrical and plumbing (MEP) services (HVAC, lighting, power)
- Fire detection and life-safety systems
- Basic finishes to walls and common areas
- Toilets, ventilation and essential services
- Infrastructure for power distribution, BMS, ducting and risers
Note: Cat A is not tailored or branded, and generally lacks partitions, furniture, IT infrastructure or bespoke finishes. Because it’s a “neutral baseline,” a landlord may also require the tenant to return the space to Cat A condition (“make good”) at lease end.
Explore the service: Cat A Fit-Out
What Is Cat A+ (Plug-and-Play)? The Hybrid Option
Cat A+, or “plug-and-play,” sits between Cat A and Cat B. It gives tenants more readiness while preserving flexibility. Common features often include:
- Basic partitioning (meeting rooms, breakout zones)
- Fitted kitchens, tea points or simple catering areas
- Furniture and workstations (standard layouts, unbranded)
- Power, data and IT backbone infrastructure
- Lighting, HVAC, controls and basic finishes
- Minimal décor and finish beyond core function
Unlike Cat A, Cat A+ is often delivered with a level of usability – tenants should be able to move in with minimal adjustments. But unlike Cat B, it avoids full customisation or brand-heavy fit-outs. From a landlord’s perspective, offering Cat A+ can reduce void periods, simplify tenant selection and command higher rents or shorter rent-free incentives.
See the service: Cat A+ Fit-Out
Where Does Cat B Fit-Out Sit?
Cat B involves full tenant customisation – brand, layout, finishes, furniture and technology designed around a specific team and culture.
Because it is fully tailored, Cat B projects are usually tenant-led and delivered after a lease is signed. They often require close coordination between the tenant’s design team, landlord and delivery partner to ensure compliance with building standards and lease obligations.
For businesses, Cat B provides complete creative freedom; for landlords, it’s a chance to support tenants in creating a space that performs, inspires and retains talent.
More detail: Cat B Fit-Out
Key Differences Between Cat A, Cat A+ and Cat B
Cat A -The Baseline
A functional, compliant “blank canvas” provided by the landlord.
- Includes raised floors, suspended ceilings, MEP systems and life-safety features
- No partitions, furniture or IT infrastructure
- Suits tenants who want full control over their design
- Lowest landlord cost, but often the longest vacancy time before occupation
Cat A+ – The Plug-and-Play Hybrid
Bridges the gap between Cat A and Cat B.
- Includes partitions, tea points, basic furniture and an IT backbone
- Tenants can move in with minimal work
- Medium landlord cost, quicker occupation and broad market appeal
- Attractive to SMEs and tenants on shorter leases
Cat B – Full Custom Fit-Out
A fully branded, tailored workspace designed around the tenant’s culture.
- Includes bespoke finishes, furniture, layout and technology
- Highest cost but maximum control and brand expression
- Typically tenant-funded and suited to longer leases
Why Cat A+ Is Gaining Traction
- Tenant demand for flexibility: Many companies prefer to move quickly and avoid heavy capex.
- Shorter vacancy periods / faster turnover: Plug-and-play space reduces time between tenants.
- Better risk control: Landlords retain control over core infrastructure and reduce dilapidation surprises.
- ESG and sustainability: A hybrid model lets you embed efficient lighting, controls and insulation upfront.
- Evolving lease models: With flexible leases and service-led offerings, ready-to-occupy space is competitive.
What Landlords Must Watch Out For
- Lease clarity: Be explicit about ownership, maintenance and replacement of fit-out elements.
- Dilapidations risk: If a tenant’s changes exceed the Cat A+ baseline, reinstatement clauses matter.
- Scope creep: Guardrail Cat A+ so it doesn’t drift toward bespoke Cat B.
- Depreciation cycles: Furniture/IT refresh cycles are shorter—plan for replacement budgets.
- Tenant–spec mismatch: Some occupiers still prefer full Cat B; keep options flexible.
- Compliance & certification: Ensure baseline specs meet changing standards (BREEAM/SKA/WELL) and are future-proofed.
Strategic Considerations for 2025 and Beyond
- Use Cat A+ as a leasing tool, not just a specification.
- Layer in ESG features (efficient lighting, smart controls, HVAC zoning) to lower operating costs and attract tenants.
- Offer upgrade paths from Cat A+ toward Cat B to extend leases and satisfaction.
- Gather post-occupancy data to refine future specs.
- Align Cat A/Cat A+ with the wider placemaking strategy of the asset.
The Takeaway for Office Landlords
As the office market continues to evolve, Cat A+ is emerging as a smart, future-focused strategy rather than a niche offer. It gives landlords a way to balance cost control with tenant appeal – combining the efficiency and structure of Cat A with the flexibility and readiness of Cat B.
Getting the specification and lease detail right is key. From defining ownership of fixtures to embedding ESG principles and upgrade paths, every decision shapes long-term asset performance.
If you’re exploring options for your next refurbishment or development, DENTON can help you define the right spec, streamline delivery, and future-proof your investment.
Get in touch to discuss how our services can elevate your portfolio, or dive deeper into our Cat A+ Fit-Out service.
