What Does Strip Out Mean in Construction?
In simple terms, a strip out is the process of removing the internal finishes, fittings, and sometimes services from a building, leaving either the bare structural shell or a partially cleared space ready for the next phase of work. It is one of the most common activities in commercial construction, and it is the starting point for almost every refurbishment, change of use, and lease-end dilapidation project.
Despite being so common, strip out work is frequently misunderstood by building owners and tenants. It is not simply a case of ripping everything out. Done properly, it requires careful planning, an understanding of the building’s structure and services, compliance with health and safety legislation, and proper management of waste. Choosing the right strip out contractors is essential to ensuring the work is carried out safely, efficiently, and in compliance with all relevant regulations.
Types of Strip Out
Strip out work is generally categorised into three types, depending on the extent of removal required.
Soft strip. This is the most common type and involves removing non-structural elements such as suspended ceilings, partition walls, floor coverings, wall linings, fixtures and fittings, sanitary ware, and light fittings. The structural frame, floor slabs, external walls, and roof remain in place. Soft strip is the typical scope for office and retail refurbishments where the building shell is in good condition but the interior needs to be reconfigured or updated. Most strip out contractors will carry out this type of work as a matter of routine.
Hard strip. This goes further than a soft strip and involves removing elements that are more integral to the building, such as block walls, screed floors, mechanical and electrical distribution systems, raised access floors, and sometimes sections of the roof or external cladding. Hard strip is necessary when the refurbishment involves significant structural alterations, when the existing construction is in poor condition, or when the building is being prepared for a major change of use.
Full strip or complete strip out. This takes the building back to its bare structural frame, removing everything except the primary structure (steel or concrete frame, load-bearing walls, floor slabs, and roof structure). Full strip is typically carried out when a building is being comprehensively refurbished or when the existing interior is so outdated or deteriorated that retaining any of it would compromise the quality of the new fit out. It is the most expensive and time-consuming type of strip out, but it gives the most flexibility for the subsequent refurbishment.
When Is Strip Out Needed?
There are several common scenarios where strip out work is required.
Lease end and dilapidations. When a commercial lease comes to an end, the tenant is typically required to return the premises to the landlord in the condition specified in the lease. This often means stripping out any alterations the tenant has made during their occupancy. Dilapidation strip outs can range from removing a few partition walls and redecorating to a full strip back to the original shell and core condition. The scope depends entirely on the terms of the lease and the extent of alterations that have been made.
Refurbishment. Before any building refurbishment can begin, the existing finishes and often the services need to be removed to create a clean starting point for the new work. The extent of strip out depends on the scope of the refurbishment. A cosmetic refresh might only require removal of floor coverings and some ceiling tiles, while a comprehensive refurbishment will need a full or hard strip.
Change of use. When a building is being converted from one use to another, for example from an office to a gym, or from a retail unit to a restaurant, the existing interior will almost certainly need to be stripped out. The requirements of the new use will dictate the extent of strip out, but in most cases at least a soft strip and often a hard strip will be needed.
Pre-demolition. Before a building is demolished, a soft strip is often carried out to remove materials that can be recycled or that need to be disposed of separately from the main demolition waste. This includes items containing asbestos, electronic waste, plumbing fittings, and other materials that should not simply be crushed with the building structure.
Health and Safety in Strip Out Works
Strip out work involves significant health and safety risks, and it is an area where cutting corners can have serious consequences. Experienced strip out contractors will have robust health and safety procedures in place, but as the building owner or tenant commissioning the work, you have responsibilities too.
Asbestos. This is the single biggest health and safety risk in strip out work. Any commercial building constructed or refurbished before 2000 may contain asbestos-containing materials, and a refurbishment and demolition survey must be carried out before any strip out work begins. This is a legal requirement under the Control of Asbestos Regulations 2012. If asbestos is found, it must be removed by a licensed asbestos removal contractor before the general strip out can proceed in that area. Reputable strip out contractors will not commence work without seeing the results of an asbestos survey.
CDM Regulations. The Construction (Design and Management) Regulations 2015 apply to strip out works. For projects with more than one contractor or lasting more than 30 working days, a principal designer and principal contractor must be appointed, and a construction phase plan must be prepared before work starts. Even for smaller projects, the CDM duty holders have responsibilities to plan, manage, and monitor the work to ensure it is carried out safely.
Structural safety. Removing internal elements from a building can sometimes affect its structural stability, particularly if load-bearing walls or elements that provide bracing are involved. Before any strip out, a structural assessment should be carried out to identify which elements are structural and must be retained, and to determine whether any temporary propping or support is needed during the works. Good strip out contractors will always check this before starting work.
Services isolation. Before strip out begins, all services in the affected area, including gas, electricity, water, and data, must be properly isolated. This needs to be done by competent persons, with appropriate testing and certification. Failure to isolate services properly can result in electrocution, gas leaks, flooding, and data loss.
Waste management. Strip out generates significant quantities of waste, and it must be managed in accordance with waste management legislation. This means segregating waste streams (plasterboard, metal, timber, mixed waste, hazardous waste), using licensed waste carriers, and obtaining waste transfer notes or consignment notes as evidence of proper disposal. Fly-tipping strip out waste is illegal and can result in heavy fines for both the contractor and the building owner.
What Does Strip Out Cost?
The cost of strip out work depends on several factors, including the type of strip out (soft, hard, or full), the size of the area, the nature of the materials being removed, access constraints, and any hazardous materials that need specialist removal.
As a rough guide, soft strip costs typically range from 15 to 40 pounds per square metre. Hard strip can range from 30 to 70 pounds per square metre. Full strip, taking a building back to its structural frame, can cost 50 to 120 pounds per square metre or more, depending on the complexity and the presence of hazardous materials.
These figures include labour, plant, skip hire, and standard waste disposal, but they do not include asbestos removal, which is priced separately depending on the type, quantity, and location of the asbestos-containing materials. Asbestos removal can add a significant amount to the overall cost and should be surveyed and priced as early as possible in the project.
When comparing quotes from different strip out contractors, make sure you are comparing like with like. Check what is included in the price, whether waste disposal costs are included or are extra, whether there are any exclusions, and what assumptions have been made about asbestos and other hazardous materials. The cheapest price is not always the best value if it does not include proper waste management, adequate insurance, or compliance with health and safety legislation.
Programme and Timescales
Strip out work is generally one of the faster phases of a refurbishment project, but the timescale depends on the size and complexity of the job. A soft strip of a single office floor might take one to two weeks. A full strip of a large multi-storey building could take several weeks or even months.
The key factors affecting the programme are the size of the area, the type of strip out, the number of operatives that can work safely in the space at the same time, any asbestos removal that needs to be carried out first, and access and logistics constraints. In occupied buildings, the strip out may need to be carried out in phases to allow the building to remain partially operational.
It is also important to allow time before the strip out for surveys (including the asbestos survey), service isolations, and any necessary notifications to the local authority or HSE. Starting the strip out without these preliminaries in place can lead to delays, safety incidents, and regulatory problems.
Choosing the Right Strip Out Contractors
Not all contractors are equal when it comes to strip out work, and choosing the right strip out contractors is important for several reasons. You want a contractor who will carry out the work safely, dispose of waste properly, manage hazardous materials in compliance with the law, and leave the building in the condition you need for the next phase of work.
When evaluating strip out contractors, look for the following. Relevant experience in commercial strip out work of a similar type and scale. Appropriate insurance, including public liability, employer’s liability, and contractor’s all risk cover. Evidence of competence in health and safety, such as SSIP accreditation (Constructionline, CHAS, SafeContractor, or equivalent). A clear and detailed method statement and risk assessment for the proposed works. A proper waste management plan, including use of licensed waste carriers and provision of waste transfer notes.
It is also worth checking whether the contractor has experience of working in occupied or partially occupied buildings if that is relevant to your project. Managing strip out work alongside live operations requires a level of planning and communication that not all contractors are accustomed to.
What to Expect During Strip Out Works
Strip out work is noisy, dusty, and disruptive. There is no getting around that. But a well-managed strip out will minimise the impact on adjacent areas and occupants through dust suppression, noise management, defined working hours, and careful logistics planning.
Before work starts, your strip out contractors should provide a detailed programme, a method statement explaining how the work will be carried out, and a plan for managing any interfaces with occupied areas. You should expect regular communication about progress, any issues encountered, and any changes to the programme.
During the work, access to the strip out area will be restricted for safety reasons. Skips and waste containers will need to be located near the building for loading, which may affect car parking or access routes. If the building is occupied, there may be periods of increased noise and vibration that need to be communicated to other tenants or staff in advance.
At the end of the strip out, the space should be left clean, safe, and ready for the next phase of work. Any structural elements that were to be retained should be undamaged. All services should be safely capped off. And all waste should have been removed from site with the appropriate documentation.
At Ashbarn Construction, we act as strip out contractors on projects across Lancashire and the North West, whether as a standalone service or as the first phase of a commercial fit out or refurbishment project. We handle everything from small office soft strips to major commercial strip outs, with full compliance, proper waste management, and clear communication throughout. If you have a strip out project coming up, contact our team to discuss your requirements and get a detailed, competitive quote.
