Cat A, Cat B and full office refurbishment for Oxford's landlords and occupiers, every core trade in-house.
Workspace and offices
The Lynch Brother Group is an office fit out contractor for Oxford and Oxfordshire: Cat A and Cat B fit outs, office refurbishment and dilapidations works at the end of a lease. We work for landlords letting space and for the businesses that occupy it, in the city centre, on the business and science parks around it and inside college and institutional estates. Tell us what the floor has to do; we will survey it before we price it.
A Cat A fit out puts raised floors, suspended ceilings, base services and finishes into a bare floor so it can be marketed and let, with the programme built around the landlord's letting date.
A Cat B fit out builds the occupier's own layout to its designer's drawings: rooms and partitions, a kitchen and breakout space, the finishes its people will see every day, and the data and power routed to suit.
A tired building brought back: the structure and envelope work first, then new floors, services and finishes, phased around the tenants who stay, as our fit out and refurbishment page sets out.
Entrances, receptions, lift lobbies, stairs and washrooms: the shared parts of a building that let a landlord re-let it, and the first thing a visitor sees.
Where an engineer's design allows it, we strengthen the floor, form the risers and plant space, and put in the drainage, ventilation and power a laboratory needs; the fit out of the laboratories follows.
Strip out, repairs and redecoration to the schedule of dilapidations when a lease ends, for tenants handing space back and landlords taking it back to re-let.
Redecoration cycles and repairs under planned maintenance, so an office stays lettable between refurbishments.
Many office fit outs happen in a building that is still working: your own staff in the next zone, or other tenants above and below. We phase the work floor by floor, put the noisy trades into the hours you set, keep deliveries away from your entrance, and hand each floor back clean before the next one closes.
A Cat A fit out is the landlord's work. A Cat B fit out is the tenant's, and it needs the landlord's written consent, usually a licence to alter. We work for either side. We build to the drawings and hand over a record of what was done, so the hand-back at the end of the lease starts from the record, not from memory.
An office fit out is priced from the drawings and a survey and run to one programme. The structure, the screed and the decoration are our own trades. When the tenant adds a meeting room after the partitions are set out, the same site team re-sequences the work; nobody waits on another firm's diary.
The office work we do falls into two kinds. A landlord has a floor or a building coming back and wants it let: a Cat A fit out, the common parts brought up to standard, the last tenant's dilapidations put right. Or a business has taken space and wants to move in on a date: a Cat B fit out to its own design, with the meeting rooms, the kitchen and the finish its people will see every day.
Both kinds run to the same rule: one contractor, one programme. The structure, the screed and the decoration are our own trades, so when the programme tightens, the trades we need to move are our own. The mechanical and electrical work runs on the same programme and is tested before handover.
Oxford sets its own conditions. City-centre buildings sit on narrow streets, often with no loading bay, next to neighbours who are trading, so we time deliveries and keep the pavement clear. Landlords on the business and science parks around the city set their own hours and access rules, and we work to them. College and institutional offices sit inside estates with their own estates teams, whose permits, hours and term dates we plan around.
After handover the office need not leave our hands: property management and planned maintenance keeps it in repair, and the dilapidations works put it back to the schedule when the lease ends. Our fit out and refurbishment page explains Cat A, Cat B and full refurbishment in more detail.
Science & Laboratories
Lab fit out and refurbishment
Workspace & Offices
Cat A, Cat B and full building refurbishment
Retail
Shopfitting and fit outs that open on time
Hospitality
Refurbishments designed around trading hours
Education
Schools and colleges; summer works a speciality
Student Accommodation
Build and refurb, timed to the academic year
Residential Development
Multi-plot schemes, groundworks to handover
Heritage & Listed
Conservation-grade work on period buildings
How an office fit out runs
Every office is priced from its own survey. Ask us for yours.
Main Contracting
Main contractor and design and build partner
New Build Construction
Offices, labs, education and residential development
Fit Out & Refurbishment
Cat A, Cat B and full refurbishment
Dilapidations
Strip out, repairs and making good, for tenants and landlords
Retrofit & Decarbonisation
External wall insulation, render systems and energy upgrades
Screed, Render & Insulation
Liquid screed, spray rendering and external wall insulation
Decorating & Finishes
High-end decorating and tiling — the final finish
Property Management & Maintenance
Planned maintenance for landlords and businesses
From the site office
It depends on the category. A Cat A fit out includes raised floors, ceilings, base mechanical and electrical services, lighting and finishes: the floor is ready to let. A Cat B fit out adds the occupier's layout: partitions, meeting rooms, a kitchen and breakout space, the data and power for the desks, and the decoration. On many office jobs we also renew the reception, lift lobbies and washrooms so the building matches the floor.
Yes, and many are. We phase the work floor by floor or zone by zone, put the noisy and dusty work into the hours you set, and seal off the areas still in use behind dust screens. Escape routes and the fire alarm stay live throughout, and power and data shutdowns are booked with you in advance. Deliveries and skips stay away from your entrance, and each finished area is cleaned and handed back before the next closes.
A fit out prepares a space for use: Cat A brings a shell, the bare floor a developer hands over, to a lettable standard, and Cat B makes it a particular occupier's office. A refurbishment renews a building or floor that is already fitted out, and often reaches into the fabric: new services, new windows, structural changes, the common parts. The two often meet on one job, and one company can do both.
The price of an office fit out in Oxford is set by the space, not by a rate card. The area, the split between Cat A and Cat B, the mechanical and electrical scope, the finishes and the hours the building gives us all move it. City-centre access and out-of-hours working add to it. We price every job from the drawings and a survey. Our cost guide shows what a per-square-foot figure includes and what it leaves out.
Your lease decides, and your agent or solicitor will tell you. A tenant's works normally need the landlord's written consent, a licence to alter, which they arrange. Our part is the works. We supply the drawings, specification and method statements the landlord's surveyor asks for, we work to the conditions in the consent, and we hand over the record of what was built, which the hand-back at the end of the lease relies on.
Yes. A small office fit out in Oxford, a single suite, one floor or a reconfigured meeting room, is priced from the drawings and a survey like any other job and run by a site team sized to it. Small jobs in occupied buildings need the same care with hours, dust and deliveries as large ones. Tell us the space and the date and we will say what can be done in it.
Something else on your mind? Ask us directly.
Planning something serious — commercial, residential or a property portfolio that needs looking after? Send the outline and we'll take it from there.
