Services · 03
Office Fit-Out
Overview
Most commercial fit-outs in Kosovo and the wider Balkans take six to twelve months because the work is split across an architect, a contractor, an HVAC subcontractor, a flooring vendor, and a furniture supplier, each running their own programme. We collapse that chain. Triangle Studio is the only design-build practice in Kosovo, and one of the few in the region, that takes a commercial space from empty shell to move-in inside 60 days. Over 95% of the work is delivered by our own team rather than subcontractors, which is what makes the quality control, the speed, and the fixed schedule possible. The programme is treated as a design constraint, not an estimate.
What's included
- (01)Spatial strategy + brief
- (02)Architecture + permits
- (03)Interiors, HVAC, flooring, joinery
- (04)FF&E procurement + install
- (05)Single contract, fixed 60-day programme
- (06)Snagging + move-in handover
Programme
60-day delivery, phase by phase
- (01)
Days 1 to 5
Discovery + brief
Site survey, programme definition, budget envelope, and brief sign-off. Permitting started in parallel from day one.
- (02)
Days 6 to 20
Design + permits
Architecture, interiors, and MEP developed together rather than in sequence. Drawings issued for construction as permits clear.
- (03)
Days 21 to 50
Construction + MEP
Demolition, partitions, HVAC, flooring, joinery, and finishes delivered by our in-house team. Site coordination handled by the same studio that drew the plans.
- (04)
Days 51 to 60
FF&E + handover
Furniture install, commissioning, snagging, and move-in. Single point of accountability through to occupancy.
The alternatives
How design-build compares to the usual route
Approach
Typical outcome
With Triangle
Approach
Design-only studio
Typical outcome
Four to six months to permit-ready drawings, then a separate procurement and contractor selection process before construction begins.
With Triangle
Design and build owned by one team. No handoff, no re-tendering, no design intent lost in translation.
Approach
General contractor
Typical outcome
Builds to someone else's drawings. Change orders compound when site reality meets paper design, and budget overruns follow.
With Triangle
Drawings and construction owned by the same hand. Site decisions resolved in hours, not weeks.
Approach
Sequential procurement (architect, GC, FF&E, MEP)
Typical outcome
Nine to twelve months end-to-end. Multiple contracts, conflicting incentives, schedule slippage at every handoff.
With Triangle
60 days end-to-end. One contract, one programme, over 95% of trades delivered in-house.
Questions
What clients ask before they sign
- How is a 60-day commercial fit-out actually possible?
- Because over 95% of the work is carried out by our own team rather than subcontractors. Architecture, interiors, HVAC, flooring, joinery, and project management sit inside one studio, so design, procurement, and construction run in parallel instead of in series. Permits are started on day one, suppliers are locked in advance, and the programme is fixed before construction begins.
- What size of office space does the 60-day programme cover?
- The 60-day delivery is designed for commercial spaces from roughly 500 to 2000 square metres. Beyond that, we scale by adding in-house manpower rather than subcontracting, which keeps the same quality control and timeline discipline that smaller projects rely on.
- What is included in the single contract?
- Architecture, interiors, HVAC, flooring, joinery, FF&E procurement and install, project management, permits, and handover. One contract, one accountable team, one deadline.
- What if we already have an architect?
- We can run execution only when the design is already complete, but the 60-day guarantee assumes Triangle is delivering both design and build. When a project comes in design-only, the timeline depends on the quality and completeness of the drawings we are handed.
- Do you deliver fit-outs outside Kosovo?
- Yes. We work across the Balkans with the same in-house team. Programme and pricing are adjusted for travel and local permitting, but the design-build model and the 60-day discipline carry over.
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