Every successful office refurbishment begins with a strip out. Whether you are preparing a space for a complete redesign, meeting dilapidation obligations at the end of a lease, or clearing a floor for a change of use, the strip out phase sets the foundation for everything that follows. A poorly managed strip out leads to delays, unexpected costs, and safety issues. A well-planned one delivers a clean, safe shell ready for the next stage of work. At Office Refit, we provide professional office strip out services across London, handling everything from soft strips to full demolition back to shell and core.

What Is an Office Strip Out?

An office strip out is the controlled removal of internal fixtures, fittings, and finishes from a commercial space. The scope varies depending on the project requirements, and strip outs generally fall into three categories.

Full strip out (shell and core): This involves removing everything back to the bare structure. All partitions, ceilings, raised floors, mechanical and electrical (M&E) systems, kitchens, bathrooms, and finishes are taken out, leaving only the structural frame, external walls, and core services. This approach is typical for major refurbishments or when a landlord requires the space returned to its original condition.

Partial strip out: Here, selected elements are removed while others remain in place. For example, you might strip out all partitions and ceilings but retain the raised floor and M&E distribution. This is common when parts of the existing fit-out still have life in them or when the refurbishment brief calls for selective upgrades.

Soft strip: A soft strip focuses on non-structural elements only. Carpet tiles, ceiling tiles, light fittings, furniture, kitchen units, and decorative finishes are removed, but partition frameworks, raised floor pedestals, and primary M&E runs are left intact. Soft strips are the quickest and most cost-effective option, often used for cosmetic refreshes or minor reconfigurations.

When Do You Need a Strip Out?

Strip outs are required in a range of scenarios across commercial property. Understanding when one is needed helps you plan timelines and budgets accurately.

Before a refurbishment: Any office redesign or fit-out project starts with removing the existing layout. The strip out creates a blank canvas for the new design and allows the fit-out team to start from a known, inspected base.
End of lease and dilapidations: Most commercial leases require tenants to return the premises to their original condition. A dilapidation strip out removes all tenant improvements, reinstates original finishes where specified, and ensures the space meets the schedule of condition agreed at lease commencement.
Change of use: Converting an office to retail, residential, or another use class often demands a full strip back to shell so that new layouts, services, and fire strategies can be installed from scratch.
Asbestos removal requirement: Buildings constructed or refurbished before 2000 frequently contain asbestos in ceiling tiles, floor tiles, pipe lagging, or textured coatings. When asbestos-containing materials (ACMs) are identified, a licensed strip out is required before any refurbishment work can proceed.
Failed or outdated M&E systems: When heating, ventilation, air conditioning, or electrical systems have reached the end of their serviceable life, a strip out of these installations allows for modern, energy-efficient replacements to be fitted.

Our Strip Out Services

We deliver a comprehensive range of strip out services tailored to commercial office environments across London. Our teams work efficiently, minimise disruption, and ensure full compliance with waste regulations.

Partition removal: Dismantling and removal of all partition types, including glass, plasterboard on metal stud, demountable, and solid block partitions. We handle glazed screens, manifestation removal, and door sets as part of the process.
Ceiling tile and grid removal: Removal of suspended ceiling tiles and grid systems, including mineral fibre, metal, and plasterboard tiles. All hangers, noggins, and perimeter trims are stripped back to expose the soffit.
Raised floor removal: Extraction of raised access floor tiles, pedestals, and stringers. We carefully de-commission any under-floor services before lifting panels, ensuring nothing is damaged in the process.
M&E decommissioning: Safe isolation and removal of mechanical and electrical services, including lighting, power distribution, data cabling, fan coil units, ductwork, pipework, and plumbing. All disconnections are carried out by qualified electricians and mechanical engineers.
Kitchen and bathroom removal: Full strip out of tea points, kitchenettes, shower rooms, and WC facilities, including sanitaryware, cabinetry, splashbacks, tiling, and associated plumbing.
Carpet and floor covering removal: Uplift and disposal of carpet tiles, sheet vinyl, rubber flooring, ceramic tiles, and any adhesive residues. We leave a clean, level substrate ready for new finishes.
Furniture clearance: Removal and responsible disposal of all office furniture, including desks, chairs, pedestals, storage units, and soft furnishings. Where possible, items in good condition are diverted to reuse schemes.
Waste segregation and recycling: All stripped materials are segregated on site into recyclable streams. We target a minimum 90% diversion from landfill, providing waste transfer notes and recycling certificates for your records.

The Strip Out Process

A structured process ensures safety, efficiency, and compliance on every strip out project we undertake. Here is how we approach each job from start to finish.

Survey and asbestos check: We carry out a detailed site survey to assess the scope of work, identify access constraints, and determine whether an asbestos refurbishment or demolition survey is required. For buildings constructed before 2000, an asbestos survey is a legal requirement before any intrusive work begins.
Method statement and risk assessment: Based on the survey findings, we produce a project-specific method statement and risk assessment (RAMS). This document covers the sequence of work, safety measures, environmental controls, and logistics.
Disconnection of services: Before any physical strip out begins, all live services are safely isolated. This includes electrical supplies, gas, water, fire alarm zones, and data connections. Isolation is confirmed by qualified engineers and documented.
Controlled demolition: The strip out proceeds in a logical sequence, typically starting at the top (ceilings) and working down (walls, then floors). Dust suppression, noise control, and structural protection measures are maintained throughout.
Waste removal and recycling: Materials are cleared from the site on an ongoing basis, using dedicated waste routes and hoists where necessary. Skips and containers are segregated by material type to maximise recycling rates.
Clean and make good: Once all specified elements have been removed, the space is thoroughly cleaned. Any making good, such as patching holes in the slab, removing fixings from structural walls, or capping off redundant services, is completed to an agreed standard.
Handover: The completed strip out is formally handed over with supporting documentation, including waste transfer notes, recycling certificates, asbestos clearance certificates (where applicable), and photographic records of the finished condition.

Health and Safety

Strip out work carries inherent risks, and robust health and safety management is non-negotiable. We operate to the highest standards on every project.

CDM regulations: All our strip out projects comply with the Construction (Design and Management) Regulations 2015. We work with principal designers and principal contractors to ensure duties under CDM are fulfilled, and we provide pre-construction information to support project planning.
Asbestos surveys: The Control of Asbestos Regulations 2012 requires a refurbishment or demolition survey before any work that disturbs the fabric of a building constructed or refurbished before 2000. We coordinate with UKAS-accredited asbestos surveyors and, where ACMs are found, engage licensed asbestos removal contractors to carry out safe encapsulation or removal.
Working at height: Ceiling removals, high-level M&E decommissioning, and soffit works all involve working at height. We use mobile scaffold towers, podium steps, and MEWPs (mobile elevating work platforms) as appropriate, with all operatives holding valid PASMA or IPAF certification.
Noise management in occupied buildings: Many London office strip outs take place in multi-tenanted buildings where other floors remain occupied. We agree working hours, noise thresholds, and vibration limits with building management before work starts, and we use low-noise tools and techniques wherever possible.
Waste duty of care: Under the Environmental Protection Act 1990, we hold a valid waste carrier licence and ensure all waste is transported and disposed of through licensed facilities. Full documentation is provided, including waste transfer notes for every load leaving site.

Strip Out Costs

Strip out costs vary depending on the scope of work, building condition, and site-specific constraints. The following guide prices give a general indication for London office projects.

Soft strip: £8 to £15 per square foot. This covers removal of carpet tiles, ceiling tiles, light fittings, and furniture, leaving the primary structure and services in place.
Full strip to shell and core: £15 to £30 per square foot. This includes complete removal of all internal elements back to the structural frame, including M&E systems, raised floors, partitions, and all finishes.

Several factors influence the final cost of a strip out project:

Asbestos: The presence of asbestos-containing materials adds cost due to the requirement for licensed removal, air monitoring, and specialist disposal. Costs depend on the type, quantity, and location of ACMs.
Access restrictions: Limited goods lift capacity, narrow corridors, busy loading bays, and restricted working hours all affect productivity and therefore cost. City of London sites and heritage buildings often carry access premiums.
Occupied building premium: Working in a building where other tenants are present requires additional measures for dust control, noise mitigation, and security. Expect a premium of 10% to 20% over equivalent work in a vacant building.

We provide fixed-price quotations following a site survey, so you have cost certainty before any work begins.

Areas We Cover

We carry out office strip outs right across London, from Central London boroughs to outer zones. Our teams are experienced in working within the unique access and logistical constraints of each area. Here are some of the locations we regularly serve:

No matter where your office is located in London, we can mobilise quickly and deliver a clean, compliant strip out on programme.

Request a Strip Out Quote

If you are planning an office refurbishment, managing a dilapidation, or need a space cleared for any reason, we are ready to help. Our team will survey your premises, provide a detailed scope of work, and deliver a fixed-price quotation with no hidden extras.

Get in touch today to request your free strip out quote.