The main difference between a turnkey and a traditional fit-out is responsibility. In a traditional fit-out, the client manages multiple consultants and contractors. In a turnkey fit-out, one partner takes responsibility for the entire project from design through to delivery.
That difference has a significant impact on cost certainty, timelines, communication and risk.
Why is there confusion around fit-out models?
Many organisations start an office fit-out without fully understanding the different delivery models available. Terms like “traditional”, “design and build” and “turnkey” are often used interchangeably, which makes it difficult to compare options properly.
At DSP, we regularly speak to clients who assume turnkey simply means more expensive or less flexible. In practice, the opposite is often true.
This guide explains the difference between traditional and turnkey fit-out models in plain language, so you can decide which approach best suits your project.
What is a traditional fit-out model?
In a traditional fit-out model, the client appoints and manages multiple parties separately.
This typically includes:
- A designer or architect
- A fit-out contractor
- Furniture suppliers
- Technology and specialist contractors
The client acts as the main coordinator, managing communication, timelines and budgets across all parties.
How this works in practice
Each consultant and contractor has their own scope and responsibilities. While this model can work well for organisations with strong internal project management resources, it often places a significant burden on the client.
At DSP, we often see clients come to us after starting down a traditional route and realising how much time and coordination is required to keep everything aligned.
What is a turnkey fit-out?
A turnkey fit-out means one partner takes responsibility for the entire project from start to finish.
At DSP, a turnkey project includes:
- Workplace design
- Space planning and technical detailing
- Cost planning and procurement
- Construction and fit-out delivery
- Furniture, finishes and final handover
The client works with a single team and a single point of contact throughout the project.
Why this matters
Instead of managing multiple suppliers, the client works with one accountable partner who coordinates every stage and manages risk on their behalf.
Turnkey vs Traditional Fit-Out: A Simple Comparison
| Category | Traditional Model | Turnkey Model |
|---|---|---|
| Project Control | Client manages multiple parties | One accountable partner |
| Timeline risk | Higher due to handovers | Lower with combined delivery |
| Cost certainty | Variable and staged | More predictable from the outset |
| Communication | Fragmented | Single point of contact |
| Responsibility | Split across suppliers | Clear ownership |
| Flexibility | Depends on coordination | High with integrated teams |
Each model has its place, but the differences become critical when time, budget or internal capacity is limited.
Pros and cons of each approach
Traditional fit-out: pros and cons
Pros
- Can suit organisations with in-house project managers
- Allows direct appointment of individual specialists
Cons
- Greater coordination burden on the client
- Increased risk of delays between stages
- Budget changes as designs evolve
- Disputes over responsibility if issues arise
Traditional projects rely heavily on strong communication and alignment. When that breaks down, the client often absorbs the impact.
Turnkey fit-out: pros and cons
Pros
- Clear accountability from day one
- Better cost and programme control
- Faster decision-making
- Reduced client workload
- Fewer handovers and gaps
Cons
- Requires trust in the delivery partner
- Less direct control over individual suppliers
At DSP, we mitigate these concerns by maintaining transparency throughout the process. Clients remain fully informed and involved without having to manage the detail day to day.
When a turnkey fit-out makes the most sense
A turnkey approach is often the right choice when:
- Project timelines are tight
- Internal resources are limited
- The brief involves a full transformation rather than light refurbishment
- Cost certainty is important
- The organisation wants a smoother, lower-risk process
We frequently deliver turnkey projects for growing businesses, relocations and organisations undergoing change, where clarity and speed are essential.
How DSP delivers turnkey fit-out projects
Our turnkey process is designed to remove complexity, not flexibility.
We:
- Start with clear brief development and space planning
- Align design decisions with budget early
- Coordinate all trades, suppliers and specialists
- Manage programmes proactively to reduce risk
- Provide a consistent point of contact from start to finish
Because our design and delivery teams work closely together, decisions are made with buildability, cost and programme in mind from the outset.
Which approach is right for your project?
Both traditional and turnkey fit-outs can be successful. The right choice depends on your internal resources, appetite for risk and the complexity of your brief.
If you want a simpler process, clearer accountability and a predictable outcome, a turnkey fit-out is often the most effective route.
If you would like to explore whether a turnkey approach is right for your project, we are happy to provide a free initial consultation.
Turnkey vs Traditional Fit-Out FAQs
Is turnkey more expensive than a traditional fit-out?
Not necessarily. Turnkey projects often provide better cost certainty and reduce the risk of variations caused by late changes or misalignment.
Do I lose control with a turnkey approach?
No. You gain clarity and accountability while still being involved in key decisions, without managing multiple suppliers.
Can turnkey projects still be flexible?
Yes. At DSP, flexibility is built into the process. Integrated teams allow changes to be assessed quickly and realistically.
Is turnkey only for large projects?
No. Turnkey also works well for small and medium-sized projects as it reduces management overhead and simplifies decision-making.
Ready to transform your office?
Speak to our team about your project at sales@dsp-solutions.co.uk or call 01332291618 to discover how we can help transform your office.
