Phasing a fit-out in an occupied building: noise, dust and out-of-hours working

Phase and zone the work

The foundation of an occupied fit-out is phasing: dividing the project so that only one area is under construction at a time while the rest stays in use. Typically the work moves through the building in zones, with staff decanted, moved temporarily, out of the zone being worked on and into finished or interim space, then moved again as each phase completes. This rolling approach keeps the business operating throughout, and it is planned in detail before work starts, because the sequence, where people go and when, is what makes or breaks the project. A well-phased fit-out feels like a series of manageable moves; an unplanned one feels like chaos.

Control the noise

Noise is the most immediate disruption to people trying to work. It is managed in two ways: by physically separating the works from occupied areas with hoardings and barriers, and, crucially, by scheduling. The noisiest activities, drilling, cutting, demolition, are the classic candidates for out-of-hours or weekend working, so they happen when the floor is empty and disturb nobody. Quieter finishing work can often continue during the day behind hoardings. Getting the noisy work into the out-of-hours windows is one of the biggest levers for keeping an occupied fit-out tolerable.

Control the dust

Dust travels, and construction dust in a working office is both a nuisance and a health and air-quality issue. It is controlled by sealing the work area off from occupied space:

• Sealed hoardings and dust barriers between the works and occupied areas, taped and sealed, not just screens.
• Protection of shared routes, lifts and finishes that people still use.
• Managing the ventilation so dust is not drawn from the works into occupied areas through the air system.
• Regular cleaning at the boundary so dust does not migrate over time.
• Scheduling the dustiest work, like demolition, for out-of-hours where possible.

Out-of-hours working and communication

Out-of-hours and weekend working is the pressure valve of an occupied fit-out: it lets the disruptive work happen when the building is empty. It costs more and needs planning, access, security and coordination, but it is often what makes an occupied fit-out feasible at all. Alongside it, communication is essential and often underestimated. Staff who know what is happening, when, and how it will affect them tolerate disruption far better than those left in the dark. A simple schedule of what is happening in which zone and when, kept up to date, prevents most of the frustration.

Delivering it smoothly

A successful occupied fit-out comes down to planning the phasing, controlling noise and dust, using out-of-hours windows well, communicating clearly and never compromising on safety. It rewards a fit-out partner experienced in working around live operations, because the difference between a smooth project and a disruptive one is almost entirely in the management. Arkomax delivers office fit-outs and renovations in occupied buildings across Dublin and Ireland, planned around your operations. See our commercial office renovations service and our projects, and get in touch to discuss your space.

For safety duties when working in occupied premises, see the HSA on construction work safety.

Frequently asked questions

• Can you fit out an office while staff keep working?

  Yes. It is delivered by phasing the work into zones so only part of the floor is under construction at a time, decanting staff out of each zone as it is worked on, controlling noise and dust with sealed barriers, and scheduling the most disruptive work out of hours. With good planning and communication, the business keeps running throughout.
• How is noise controlled during an occupied fit-out?

  By physically separating the works from occupied areas with hoardings and barriers, and by scheduling the noisiest activities, drilling, cutting and demolition, for out-of-hours or weekend working when the floor is empty. Quieter finishing work can often continue during the day behind hoardings.
• How is dust kept out of the working areas?

  By sealing the work area off from occupied space with taped, sealed hoardings and dust barriers, protecting shared routes and finishes, managing ventilation so dust is not drawn into occupied areas, cleaning regularly at the boundary, and scheduling the dustiest work out of hours where possible.
• Is out-of-hours working necessary for an occupied fit-out?

  It is often what makes an occupied fit-out feasible, because it lets the disruptive, noisy and dusty work happen when the building is empty. It costs more and needs planning for access and security, but it keeps disruption to working staff to a minimum and is a key part of most occupied fit-outs.