Test Fit for Office Spaces: Why You Should Draw a Layout Before Renting
Alessandro Nicotra
Portfolio & Strategy
In short
— A test fit applies a company's space program to a specific area and shows whether and how it fits.
— For tenants, it provides a basis for decision-making before signing the lease: area, zones, depth of intervention, and an initial cost range.
— For owners and marketers, it brings a space to life long before a tenant moves in.
A floor plan in a brochure shows how large a space is. It does not show whether a team can work well in it. A test fit answers precisely this question—in just a few days and before a lease binds you for years. For owners, it is the fastest way to make an empty space imaginable.
A property brochure shows square metres. A test fit shows workflow.
What is a test fit?
A test fit is a quick, drawn feasibility study: Does what a company needs fit into this space? It places workstations, meeting rooms, collaboration areas, focus spaces, and ancillary rooms onto the actual floor plan, accounting for columns, windows, building cores, and escape routes. The result is not a design, but a reliable answer to the question of whether the space is worthwhile.
With us, the test fit is part of the concept. It tests the guiding idea against the reality of the building before detailed planning begins.
Why before signing the lease?
Because once it's signed, many things can no longer be negotiated. Whether a space works depends on factors not found in the property exposé: building depth, natural daylight, the location of utility risers, and ceiling heights for acoustics and lighting. A space may look large enough on paper and yet offer too few quiet zones. A test fit makes this visible while you still have choices.
It also reveals how extensive the intervention will be. Whether a space only requires new zoning or if ventilation and air conditioning need adjustments can change the costs by multiples. Read more about this in the article Office Fit-Out Costs.
HIAG Bahnhofplatz, Zurich
What does a test fit actually show?
Five things an executive board should know before making a decision.
1 · Capacity. How many workstations and which room types fit, measured against the team's spatial program.
2 · Quality. Where is the natural light, where is quiet, where are meeting spaces? And how long are the paths between teams that work together daily?
3 · Scope of intervention. What remains, what needs to be built, and to what extent are the building services affected?
4 · Costs. An initial cost range for the fit-out, serving as a basis for negotiations with the landlord.
5 · Comparison. Multiple spaces side-by-side, evaluated against the same criteria. Together with the site evaluation, this leads to a decision that holds up before the board of directors and the team.
Where does the spatial program come from?
From the team's way of working, not from a rule of thumb. A brief survey reveals work profiles and in-office days, from which the spatial program is derived. For an initial estimate, the Workplace Check is sufficient. For a test fit of a specific space, a closer look is worthwhile, as described in the article Office Planning with Work Profiles.
What does a test fit offer owners and marketers?
A space you can envision. The Zurich office market is divided. According to JLL, the vacancy rate in the region stands at around 5 percent. In central locations, good space is scarce; by contrast, in District 11, 11.9 percent of office space is available, and in Opfikon/Glattbrugg, 30.6 percent (JLL). Modern, easily accessible spaces rent out quickly. Others need a compelling argument.
A test fit provides that argument. It shows a prospective tenant how their team could work within the space, using floor plans, visualizations, or 3D video tours. It shows the owner what investment in the ground floor, reception, or shared spaces will make the property more attractive. Read more about this in the article Repositioning existing properties.
How long does a test fit take?
Usually a few days to two weeks. Up-to-date plans and a site visit are required. Where plans are missing or inaccurate, we scan the space in 3D. This ensures that everyone involved works from the same precise foundation.
Zwhatt Community Office, Regensdorf
Frequently Asked Questions
What is the difference between a test fit and a preliminary project?
A test fit checks whether a spatial program fits into a space. The preliminary project develops this into the actual design with materials, lighting, and a cost estimate.
Is a test fit worthwhile for small spaces as well?
Yes. Especially for small spaces, a few square meters can make all the difference in whether there is room for a meeting room or a focus area.
Can several spaces be compared?
Yes, and that is often the greatest benefit. Evaluated using the same criteria, differences emerge that are not visible in the property listing.
What do you need for a test fit?
Floor plans of the space, a site visit, and an idea of how many people should work there and how. If the latter is missing, we start with a brief needs analysis.
Does a test fit help when negotiating with the landlord?
Often. Anyone who knows what fit-out is required and what it costs negotiates rent, fit-out contributions, and schedules on a clear basis.
Sources
Zurich Office Market, Q2 2026, JLL, 2026
A space is only large enough if a team can work well in it. A test fit shows this before it gets expensive.
Contact
Listening is our first draft.
Every project begins with a conversation. Tell us what you have in mind: a new working environment, a restaurant, a space for the future. We bring an open mind, curiosity, and experience in strategy, interior design, and lighting. We'd love to meet at our studio on Gutstrasse in Zurich. Or wherever your project is coming to life.