CAT A and CAT B Office Fit-Out in Dubai

When it comes to office renovation and fit-out in Dubai, the terms "CAT A" and "CAT B" quickly come up.

Owners and tenants hear these words in lease agreements, from brokers and contractors, but don't always fully understand what exactly lies behind each type.

For CYFR, these concepts are important for one simple reason: the condition in which you receive the office (CAT A or shell & core) affects budget, timelines, and project depth.

1. What is CAT A fit-out

Simply put, CAT A is basic office readiness, usually provided by the developer or building owner.

In typical understanding, CAT A includes:

• basic screed and/or finished floor (sometimes – raised access floor);

• basic ceilings (plasterboard or suspended) with integrated lighting;

• distributed electrical to certain points;

• basic HVAC and ventilation system, brought to the space;

• fire safety system: sprinklers, sensors, alarms;

• sometimes – basic wall finishes (paint in neutral color).

Important: CAT A usually does not include:

• offices and meeting rooms;

• actual open space layout;

• kitchen and break areas;

• furniture and branded elements;

• IT infrastructure, server rooms, etc.

So CAT A is a technically ready space where:

• you can already install your CAT B fit-out;

• engineering mains are already laid and building systems are functioning;

• basic fire safety and engineering standards are met (per specific building and regulator standards).

2. What is CAT B fit-out

CAT B is the "living" office for a specific tenant or owner.

It's at the CAT B level that how the team will work in the space is determined.

CAT B fit-out usually includes:

• detailed layout: open space, offices, meeting rooms, focus rooms;

• internal partitions (glass, drywall, and others);

• finished ceilings and lighting considering work scenarios;

• finished floors considering zones (carpet tiles, LVT, other solutions);

• reception area, welcome area for guests;

• kitchen, coffee points, break and informal communication areas;

• branding: colors, logos, graphics, decorative elements;

• built-in furniture, storage, lockers;

• IT infrastructure: outlets, low-voltage, Wi-Fi points, sometimes server room;

• integration with access, security, CCTV systems as needed.

Simply put:

• CAT A – "skeleton" and basic engineering;

• CAT B – "organism": how people and processes will actually live in the office.

CYFR works at the CAT B level (and above), supplementing CAT A engineering if needed when the building's basic package doesn't match business needs.

3. Shell & core, CAT A, CAT B: how they relate

Most often in Dubai commercial real estate, offices come in three conditions:

1. Shell & core

"Box": bare walls, concrete, visible engineering mains.

There's no basic ceiling, lighting yet, sometimes no screed.

Full scope of work required: from engineering and CAT A to CAT B.

1. CAT A

Developer or owner has already brought the office to basic technical readiness.

Space can be measured, planned, and move directly to CAT B design.

1. CAT B

Space is already done for a specific tenant.

New user has to decide: partial adaptation, cosmetic, or full re-fit.

For budget and timelines, it's important to correctly document what you're getting in the contract:

• only shell & core;

• shell & core + CAT A from developer;

• ready CAT B from previous tenant that needs adaptation.

CYFR at project start always does a survey:

• what's actually on site;

• what's written in the contract;

• which elements from existing condition can be used, and which are better removed immediately.

4. Features of CAT A and CAT B fit-out specifically in Dubai

Dubai adds its own nuances that affect both CAT A and CAT B.

Time and noise restrictions

In most office buildings:

• there are specific windows for noisy work;

• cannot interfere with other tenants' work;

• coordination of material logistics and waste removal is required.

This is especially critical when:

• demolishing previous CAT B;

• reworking ceilings and engineering;

• changing layouts.

Regulators, NOC, and safety

For office fit-out, in addition to building internal rules, may involve:

• developer or master community (NOC);

• specialized regulators (e.g., Trakhees in some zones);

• Dubai Municipality;

• DCD (Dubai Civil Defence) – for fire safety;

• MEP consultants.

Any changes affecting:

• layout;

• evacuation routes;

• ventilation and HVAC;

• fire alarms and sprinklers,

must be approved per regulations. This directly affects timelines.

5. How choice between CAT A and CAT B affects budget and timelines

If you take office at shell & core level

Advantages:

• complete freedom of layout and design;

• can immediately plan engineering solutions for your work scenarios.

Minuses:

• highest budget, because you need to do both CAT A and CAT B;

• longer time horizon (design, approvals, construction).

If you take office at CAT A level

Pluses:

• part of engineering already done;

• office can be brought to CAT B state faster;

• easier to estimate budget, because base is already visible.

Minuses:

• sometimes basic ceiling layout, routes, and engineering distribution don't match your future layout;

• have to partially rework what's already done to adapt to your scenario.

If you enter office after previous tenant (ready CAT B)

Options:

• use part of existing CAT B, updating cosmetics and spot-improving layout;

• demolish everything and do fit-out "from scratch" if layout and engineering don't fit.

Plus:

• can save if CAT B layout and engineering solutions are close to your needs.

Minus:

• reusing "someone else's" office without analysis leads to living in someone else's space logic and compromises.

CYFR usually:

• audits existing CAT B;

• shows what specifically is worth keeping, and what will interfere;

• calculates two scenarios: adaptation and full re-fit.

6. Typical structure of CAT B fit-out project with CYFR

Regardless of whether it's CAT A or shell & core, CAT B always has three key layers:

1. Function and layout

How many people, what roles, work format (open space, hybrid, office system, collaborative zones).

At this level, it's decided:

• how many meeting rooms and what sizes;

• where quiet zones and focus rooms are;

• how to organize movement of people and guests.

1. Engineering and comfort

HVAC, ventilation, acoustics, lighting, electrical, low-voltage.

Important questions here:

• are current systems sufficient for your scenario;

• is redistribution of grilles, diffusers, outlets needed;

• how to show brand and atmosphere without killing comfort.

1. Atmosphere and brand

Materials, colors, graphics, furniture, details.

Office should:

• be comfortable;

• match brand and expectations of employees and clients;

• not look outdated visually in a year.

CAT B fit-out is not just "beautiful design," but tuning space for business processes. CYFR looks at this comprehensively.

7. How CYFR works with CAT A and CAT B fit-out in Dubai

CYFR approach:

• First – diagnosis

Survey the office, document: shell & core, CAT A or existing CAT B, analyze engineering systems and building constraints.

• Then – scenario and brief

Understand business model, team size, work format (hybrid, full office), needs for clients and internal communications.

• Next – concept and layout

Draw layout solutions, engineering schemes, and basic visual language (at level sufficient for budget estimation and approvals).

• Then – estimate and timelines

Form detailed BoQ for CAT B fit-out (and, if needed, CAT A improvements), agree with you.

• After that – approvals

Work with developer, management company, and regulators (NOC, DCD, MEP, etc.) so project is not only beautiful but legal.

• Finally – implementation and handover

Coordinate construction work, control quality, prepare office for move-in and launch, help with final snagging.

If needed, CYFR can connect annual maintenance (AMC) for the office so engineering and finishes stay in working condition longer.

8. What tenants and owners should consider when discussing CAT A and CAT B

Several practical points:

• Always clarify in the lease agreement what exactly is meant by CAT A and in what condition you receive the office.

• When entering office with existing CAT B, it makes sense to order an audit, not immediately "cosmetics."

• Not everything done by previous tenant is worth keeping: sometimes it's easier and cheaper to redo for yourself.

• Time for approvals (NOC, DCD, approvals) needs to be built into schedule from the start, especially for large areas and open layouts.

• Link budget to goals: reputation with clients, team comfort, efficient use of area, not just "price per square."

CYFR helps both tenants and office owners in Dubai:

• assess starting point (shell & core, CAT A, CAT B),

• form realistic budget and timeline,

• go through entire journey: from idea and project to ready office where it's comfortable to work.

Bottom line: CAT A and CAT B are not just "complicated words" from broker presentations, but real office readiness levels that affect budget, timelines, and fit-out format.

If correctly documented at start and project built with a professional team, office in Dubai transforms from a source of chaos into a working business tool.