The future of office fitouts is circular, but it is not without its challenges
In the face of rising costs, climate risks, and resource scarcity, today’s business leaders are being called to rethink how they build resilience. Increasingly, the answer lies not just in strategy or technology, but in the buildings themselves. Sustainable buildings are becoming one of the smartest business moves available, and circular economy office fit-outs are leading the charge.
Circularity in office design is no longer a fringe concept. It’s a bold, forward-thinking approach that prioritises reuse, adaptability, and whole life value. By reusing furniture, fixtures, and materials, businesses can dramatically reduce embodied carbon, cut costs, and create healthier, more inspiring workplaces. But while the benefits are clear, the path to circularity comes with real challenges, especially for businesses navigating tight budgets and complex logistics.
Why circular fit-outs matter
Buildings are responsible for nearly 39% of global energy-related carbon emissions, and embodied carbon - emissions from materials and construction - can account for up to 50% of a building’s total lifecycle emissions. Circular fitouts directly address this by keeping materials in use and out of landfill.
The British Council for Offices (BCO) has recognised this shift in its 2025 Guide to Fit-Out, which champions circular economy principles as essential to reducing workplace carbon footprints. The guide also stresses the importance of collaboration across project teams, noting that circularity succeeds when everyone, from designers to contractors to tenants, is aligned from the start.
The business case for circularity
Circular fitouts aren’t just environmentally responsible, they’re financially smart. At Cundall, we reduced our Edinburgh office CAT B fit-out costs from £276 per sq. ft to just £136 per sq. ft by integrating circular principles. That’s a 51% cost reduction, achieved without compromising on quality or aesthetics.
Circularity also supports brand value by demonstrating a company’s commitment to sustainability. In a market where ESG credentials influence investor confidence, employee retention, and client loyalty, a circular office fit-out becomes a visible, tangible expression of those values.
Key business challenges
Despite its advantages, circularity presents several challenges that businesses must navigate boldly and strategically.
Upfront planning and time investment - Circular projects require more time and flexibility than traditional fit outs. Auditing existing furniture, sourcing reclaimed materials, and adapting designs to available stock can extend timelines by 6–8 weeks. This can be daunting for businesses under pressure to move quickly, but the long-term savings and environmental benefits make the investment worthwhile.
Managing expectations and aesthetics - Circular fitouts often, but not always, involve imperfections –such as scratches, mismatched finishes, or limited quantities. These elements may not align with traditional corporate aesthetics, especially in high-end environments. However, with thoughtful design, these quirks can become features, adding character and uniqueness to the space. A clear vision and team buy-in are essential. Everyone involved must understand what circularity means for the project and be willing to embrace a new design language, one that values sustainability over ‘traditional’ uniformity.
Sourcing and procurement risks - Unlike traditional fit-outs, circular projects rely on multiple suppliers and unpredictable availability rather than one turnkey supplier. Items may be available one week and gone the next, as happened to us on multiple occasions. Procurement risks must be managed from the outset, with contingency plans for last-minute replacements or redesigns. Design flexibility is key. For example, if only three stools are available instead of six, the layout must adapt. A skilled project manager can make these adjustments seamlessly, ensuring the final space remains cohesive and functional.
Logistics and coordination - Circular fitouts involve complex and time-consuming logistics. Materials may come from different locations, requiring varied collection points, delivery schedules, and specialist contractors for refurbishment or installation. Unlike new fitouts, which follow a predictable sequence, circular projects demand constant problem-solving.
Contractor roles and responsibility - Circularity is reshaping the construction industry. Contractors are evolving from installers to reuse specialists, and many now build contingency costs into tenders to account for the added complexity. However, roles and responsibilities sometimes remain unclear, especially around logistics. Project managers often bear the brunt of coordination, while tenants must champion their circular goals and designers work harder to create cohesive brand stories. For circularity to succeed, shared responsibility and early collaboration must become standard practice.
Compliance - Not all the reused materials and second-hand furniture will come with current safety certifications and comply with various certification for example fire regulations, structural integrity, manufacturers warranties, which can then be complex to get them to meet current regulations, especially electrical items. Again, the time complexity for the technical diligence needs built into the project at the time of section and sourcing stages.
At Cundall, we chose to be bold. We stayed flexible and adapted to all the unexpected changes that came up. We chose not to treat circularity as an afterthought, but as our key driver always and make a serious brand statement on how important sustainability is to Cundall.
Our office is a testament to what’s possible. It’s sleek, professional, and sustainable. Proof that circular design can deliver on style, function, and environmental impact.
Building resilience through design
In today’s business landscape, resilience is more than a buzzword. It’s a necessity. Circular office fitouts offer a powerful way to build that resilience, turning buildings into strategic assets that reduce risk, cut costs, and support wellbeing.
Yes, the journey is complex. But the rewards, financial, environmental, and cultural, are worth it. By being bold on buildings, businesses can lead the way to a cleaner, smarter, and more sustainable future.