Delivery Condition: What You Need to Know When Renting Office Space in Romania

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When renting office space in Romania, one of the most essential – yet often overlooked – aspects is the delivery condition of the premises. This is not just a technical detail in the contract, but a fundamental element that defines the exact state in which the landlord hands over the office space to the tenant. It directly impacts the investments required to make the office functional.

Depending on the delivery condition, tenants will determine how much time and money are needed before the space is fully fitted out and operational.

Choosing the right option has major consequences: it can reduce or significantly increase the total relocation budget, shorten or extend the move-in timeline, allow more or less flexibility in customization, and directly shape the employee experience in the new workplace. For this reason, the delivery condition must be analyzed with the same attention as rent, location, or building amenities – as it is a decisive factor in the success of the leasing process.

Standard Delivery Conditions in Romania

Depending on the landlord’s policy and the tenant’s profile, office spaces in Romania are usually delivered in one of several standard conditions. Each format has different implications for budget, relocation timeline, and customization possibilities.

1. Shell & Core

The most basic option, where the tenant receives a bare structure – concrete walls, only primary technical installations, and no finishes. Essentially, it is a “skeleton” of the building that the tenant must fully fit out.

This option offers complete freedom to configure the space according to the company’s needs and brand identity. However, it involves substantial investment and a longer relocation timeline. It is best suited for large companies with long-term plans and significant financial resources.

2. Basic Fit-Out (Semi-Fitted)

In this case, the space is delivered with basic finishes already in place: raised flooring, suspended ceiling, functional HVAC, and standard lighting.

This is a compromise solution between personalization freedom and cost efficiency. The tenant has a solid foundation and can still adapt the space, but without starting from zero.

In practice, this is the most common delivery condition in Bucharest and other major cities, attractive to companies that need relatively quick relocation but also want a reasonable level of customization.

3. Fully Fitted / Plug & Play

At the other end of the spectrum are turn-key spaces, fully finished and furnished. These offices come with technical infrastructure, workstations, kitchens, meeting rooms, reception, and furniture.

The obvious advantage is immediate relocation, with no major additional investments or delays. However, customization is limited, as adapting the design to the company’s brand identity is more difficult. Rents are usually higher.

This option is popular with start-ups, international companies entering the Romanian market, or organizations needing quick, ready-to-use solutions.

Advantages and Disadvantages of Each Option

Choosing a delivery condition is not just a matter of preference, but a strategic decision balancing budget, time, and customization.

• Shell & Core
• Advantages: total personalization, full control over design and functionality.
• Disadvantages: high investment, long relocation time, complex fit-out process.
• Basic Fit-Out
• Advantages: lower costs, shorter time to occupancy, reasonable customization.
• Disadvantages: some technical limitations, additional adjustments may increase final costs.
• Fully Fitted / Plug & Play
• Advantages: immediate relocation, reduced initial investment, greater cost predictability.
• Disadvantages: limited flexibility, higher rent, space may not fully reflect the company’s identity.

How to Choose the Right Option for Your Company

Before signing a lease, companies should analyze a few key questions:

• What is your relocation and fit-out budget?

A Plug & Play office minimizes upfront costs, while Shell & Core suits companies with strong budgets and a need for brand-tailored spaces.

• How urgent is the relocation?

Plug & Play allows immediate move-in, Basic Fit-Out offers a reasonable timeline, while Shell & Core may add several months.

• How important is customization?

For organizations emphasizing culture and brand identity, Shell & Core or Basic Fit-Out are better. For efficiency and speed, Plug & Play is ideal.

• How will the company evolve in the coming years?

Rapid expansion favors flexible formats like Shell & Core or Basic Fit-Out, while stable teams may benefit from a Plug & Play solution.

Conclusion

The delivery condition of an office is not a minor contractual detail, but a strategic factor that influences budget, relocation timeline, and even company culture. The right choice balances costs, speed, and flexibility.

Partnering with a specialized real estate consultant can help identify the best option and negotiate favorable lease terms, ensuring the chosen office space supports your company’s growth and objectives.

Transform your company’s vision into reality – contact BLISS Consulting:

• blissconsulting.ro
• [email protected]