Why fit-out finance matters in 2025

Refurbishments and fit-outs remain a key driver of growth for retail, hospitality and offices. Customers now expect modern, sustainable and accessible spaces; compliance upgrades (fire safety, accessibility, energy efficiency) are also a common reason to invest. Yet fit-outs are capital intensive and often disrupt trading — draining cash that businesses need to operate. Fit-out finance bridges this gap, allowing you to spread the cost and keep working capital for day-to-day needs.

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What is fit-out finance?

Fit-out finance is any funding specifically used to cover the cost of fitting out or refurbishing commercial premises. Unlike a general working capital loan, fit-out facilities are typically structured with the project in mind — funding fixtures & fittings, M&E, furniture, signage and sometimes design and planning costs. The exact items fundable depend on the lender and the facility type.

Fast Business Loans connects you with lenders and brokers who understand these differences and can suggest the most suitable routes for your project.

Typical fit-out costs & funding gaps

Costs vary by sector and scale. Typical categories include:

• Design and project management
• Construction (walls, floors, ceilings)
• Mechanical, electrical & ventilation (M&E)
• Fixtures, fittings and furniture
• IT, POS systems and security
• Signage and external works
• Professional fees (planning, architects, surveys)
• Contingency for overruns (recommended 10–15%)

Hidden or soft costs such as licensing, survey fees and temporary rent/closure costs can create funding shortfalls. Many businesses look to finance to avoid tying up reserves or to smooth cashflow while the project completes.

Funding options our panel can introduce

We don’t provide finance but can match you with providers offering these common options:

Unsecured fit-out loans

Best for smaller projects where owners prefer not to provide collateral. Typical loan sizes from £10,000 upwards, terms often 1–5 years. Faster decisions but rates may be higher; suitability depends on credit profile.

Secured fit-out & commercial mortgages

Larger projects can be funded by secured borrowing against property. Terms longer (up to 20+ years in some cases) and rates often more competitive. Lenders assess property value and business outlook.

Asset & equipment finance

Ideal for funding fixtures, kitchen equipment or IT. Finance can be hire purchase or lease style; often preserves capital and aligns payments with asset life.

Revolving credit & overdraft alternatives

Flexible credit facilities for staged fit-outs or where work is phased. Can be useful for cashflow management, though costs vary.

Specialist bridging & staged finance

Short-term bridging can cover urgent works or deposits between transactions. Typically short-term and higher cost — suitable for time-sensitive needs.

For a full guide on options and specialist providers, see our fit-out finance resources and examples of where specific products work best: fit-out finance.

How Fast Business Loans helps

Fast Business Loans is a free introducer: we match your business to lenders or brokers who are most likely to be able to help. Our process is designed to be quick and practical:

1. Complete a short enquiry with key project details (amount, sector, timeline).
2. We review and match you to selected lenders/brokers from our panel.
3. Partners contact you directly to discuss quotes and next steps.
4. You compare offers and decide — no obligation to proceed.

We combine automated matching with human review so your enquiry is sent to partners who understand your sector and project size. Typical enquiries we handle start from around £10,000 and up.

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Who we support with fit-out funding

Our panel includes brokers and lenders experienced across a wide range of UK sectors. Common beneficiaries include:

• Retail shops and e‑commerce click-and-collect sites
• Restaurants, cafés and bars
• Hotels and B&Bs
• Office refurbishments and co‑working spaces
• Salons, gyms and leisure operators
• Healthcare and clinic fit-outs
• Franchise openings and relocations

Whether you’re refurbishing to increase covers, modernising an office for hybrid working or upgrading for energy efficiency, we can match you to suitable providers.

Eligibility snapshot & what lenders look for

Criteria vary, but lenders commonly assess:

• Trading history and company structure (limited companies typically)
• Annual turnover and cashflow
• Credit profile of the business and directors
• Security availability (property, assets) for larger facilities
• Project plan, quotes and expected returns

Suggested documents to prepare:

• Project quotes and schedule of works
• Recent business and/or management accounts
• Bank statements covering the last 3–6 months
• Lease or property documentation (if applicable)
• Business plan or forecast for new locations

If your business is newer or credit is imperfect, specialist lenders and brokers on our panel may still be able to help — Fast Business Loans can match you to those options.

Planning a successful fit-out finance application

Good preparation increases the chance of a fast, suitable quote. Follow this checklist:

1. Prepare a clear project brief and timeline.
2. Obtain at least two professional quotes for works and equipment.
3. Include a 10–15% contingency in your budget.
4. Produce a short cashflow forecast showing repayment impact.
5. Gather supporting documents (accounts, bank statements, lease).
6. Consider sustainability upgrades — these can improve funder appetite.

Fit-Out Finance Checklist (quick): quotes, project plan, accounts, bank statements, contingency, forecast.

Case study snapshots

Restaurant refurb (anonymised)
Challenge: A 40-cover restaurant needed a kitchen refit and new seating to expand covers. Solution: Matched with a broker offering asset finance + unsecured loan to cover soft costs. Outcome: Works completed with staged payments; business reported improved covers and turnover within 3 months.

Office re-fit
Challenge: Growing tech firm required a hybrid-working refit. Solution: Broker introduced a secured commercial loan with a longer term to keep monthly repayments manageable. Outcome: Fit-out completed with minimal cash impact; staff productivity benefits realised.

Results vary and depend on lender decisions and business circumstances; these examples are illustrative only.

Why choose Fast Business Loans

• Speed: quick matching to lenders experienced in fit-outs.
• Choice: access to multiple brokers and specialist lenders.
• Sector knowledge: matches based on your industry and project.
• No cost: our service for business owners is free and no obligation.
• Privacy: we only share your details with selected partners.

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Frequently asked questions about fit-out finance

How quickly could funding be arranged after enquiry?

It depends on lender and project complexity. Small unsecured facilities can be decided in days; larger secured loans take longer due to valuations and underwriting. Fast Business Loans will match you to partners who can explain expected timelines.

Can new locations or recent businesses access fit-out funding?

Yes. Several brokers specialise in funding new venues or franchises, especially with a strong business plan or franchise backing. Options may include higher initial rates or additional security.

Are soft costs like design and planning fundable?

Often yes — many fit-out facilities can include professional fees, planning and design, but this varies by lender. Provide quotes to your matched broker to confirm.

Do I need to give a personal guarantee?

Personal guarantees are sometimes required, particularly for director-led small companies or where security is limited. A matched broker will clarify likely requirements before you proceed.

Will enquiring affect my credit score?

No. Submitting an enquiry via Fast Business Loans does not impact your credit file. Lenders may carry out credit checks only if a formal application is made.

What if the refurbishment goes over budget?

Plan a contingency and discuss staged release options with lenders. Some facilities allow drawdowns aligned to project milestones, reducing the risk of funding shortfalls.

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Next steps: get your fit-out finance quote

Ready to explore options? Complete our short enquiry and we’ll match you with lenders or brokers who can provide tailored quotes. The service is free, quick and without obligation. Remember: we are an introducer — not a lender, and we don’t provide regulated financial advice. Any facility is subject to lender assessment. Capital is at risk if borrowing is not repaid.

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Important information & disclaimers

Fast Business Loans connects businesses with lenders and brokers; we do not lend or provide regulated financial advice. Completing an enquiry may result in contact from lenders or brokers who will discuss options with you. We do not guarantee approval, loan amounts, rates or timeframes. Borrowing involves costs and risks — failure to keep up repayments may affect your credit rating and could put secured assets at risk. Terms and conditions apply.