In commercial construction, the terms "cold shell," "warm shell," and "fully fitted-out" refer to different levels of building completion, each with distinct cost and functionality implications. Here's a basic comparison of cold shell, warm shell, and full fit-out options in commercial construction projects in Australia:

Mechanical Services

Cold Shell Provisions:

• Structural provisions only (plant spaces, risers, penetrations)
• No active HVAC systems installed
• Requires complete tenant HVAC installation
• Must comply with AS 1668 for future ventilation systems
• Typical cost impact: $350-450/m² for tenant installation

Warm Shell Provisions:

• Central plant equipment installed
• Main trunk lines and risers
• Basic air distribution system
• Building management system infrastructure
• Requires tenant supplementary systems only
• Typical cost impact: $150-250/m² for tenant customisation

Electrical Services

Cold Shell Provisions:

• Main switchboard location only
• Empty conduit paths and cable trays
• Minimal temporary lighting
• No power distribution
• Must comply with AS/NZS 3000
• Typical cost impact: $280-380/m² for tenant installation

Warm Shell Provisions:

• Main switchboard installed
• Base building power distribution
• Basic lighting system
• Emergency lighting
• Distribution boards on each level
• Requires tenant power and lighting customisation
• Typical cost impact: $120-180/m² for tenant customisation

Plumbing Services

Cold Shell Provisions:

• Core bathroom rough-in only
• Main water supply points
• Basic stormwater system
• Compliant with AS/NZS 3500
• No internal reticulation
• Typical cost impact: $200-300/m² for tenant installation

Warm Shell Provisions:

• Complete core bathrooms
• Main water reticulation
• Hot water system infrastructure
• Basic tenant connection points
• Requires tenant-specific additions only
• Typical cost impact: $80-150/m² for tenant customisation

Fire Protection

Cold Shell Provisions:

• Fire stairs and exits only
• Main sprinkler infrastructure
• Basic hydrant/hose reel system
• Compliant with AS 2118 and AS 2419
• No internal sprinkler reticulation
• Typical cost impact: $180-250/m² for tenant installation

Warm Shell Provisions:

• Complete sprinkler system
• Fire detection and alarm system
• Emergency warning system
• Fire hydrants and hose reels
• Requires minor tenant modifications only
• Typical cost impact: $50-100/m² for tenant customisation

Communications

Cold Shell Provisions:

• Main communications room space
• Basic pathway infrastructure
• No active systems
• Must comply with AS/CA S009
• Typical cost impact: $120-180/m² for tenant installation

Warm Shell Provisions:

• Communications rooms fitted out
• Vertical and horizontal pathways
• Basic building systems only
• Requires tenant-specific systems
• Typical cost impact: $60-100/m² for tenant customisation

Building Management Systems

Cold Shell Provisions:

• No BMS infrastructure
• Provision for future installation only
• Typical cost impact: $80-120/m² for tenant installation

Warm Shell Provisions:

• Base building BMS installed
• Core monitoring systems
• Integration capability for tenant systems
• Typical cost impact: $30-50/m² for tenant customization

Cost:

• Cold shell is the most cost-effective for developers but shifts costs to tenants.
• Warm shell balances costs between developers and tenants.
• Full fit-out is the most expensive for developers but offers cost certainty for tenants.

Project Timeline:

• Cold shell offers the shortest timeline for developers.
• Warm shell requires additional time for basic interior work.
• Full fit-out has the longest timeline due to complete interior construction.

Tenant Requirements:

• Cold shell is ideal for tenants with specific customization needs.
• Warm shell suits tenants with moderate customization needs.
• Full fit-out is best for tenants seeking immediate occupancy with minimal changes.
• Relevant Australian Building Codes and Regulations