We want to relocate our office, but we don’t know where yet. How can you help?

We are not a real estate broker, but we can definitely support you. If you don’t yet have a tenant broker, we advise selecting a reliable partner together. In the main office regions of the Netherlands, we work with trusted brokers who can find available office spaces (including those not yet publicly listed) and negotiate the best financial terms on your behalf.
During the search process, we help you define your workplace strategy and translate it into a practical program of requirements. This makes the broker’s search more effective. Once suitable properties are found, we create a building comparison(fit-out feasibility and costs) to determine which office best matches your needs.

Are you an architect or a contractor?

We are not a contractor, but a consultancy firm offering integrated services in project management, workplace consultancy, and architecture. Labels are less important to us — we act as advisor, architect, and project manager. If required, we can also take on contracting responsibilities. Our services are always tailored to your specific project needs.

What is a Design & Build approach?

With a Design & Build model, First Lines takes full responsibility for both the design and executionof your office project. The process is divided into two phases:

1. Design Phase– We develop the design, including pricing, at a fixed fee.

2. Build Phase– Based on the final design, construction is carried out.

This method offers clarity, speed, and seamless control from start to finish.

Can you also deliver only the design?

Yes, absolutely. We can:

• Deliver only the office design

• Provide design + project management

• Provide design + project management + execution supervision

• Deliver a complete Design & Build project

While we prefer to stay involved from start to finish to ensure quality control, we are flexible and adjust our service to your preferences.

Do you also supply office furniture?

Yes. Through our partners, dealers, and purchasing networks, we can supply and install office furniture at the best price-quality ratio.

When can you start with the design?

Usually we start once the office lease is finalized. In some cases, we begin earlier (while contracts are still being negotiated) to save valuable time.

What is a building comparison ("gebouwvergelijk")?

A building comparisonis a structured analysis of 2–4 shortlisted office locations. We:

• Inspect the potential office spaces

• Create preliminary layout plans to test your program of requirements

• Check whether technical installations meet your needs (advising external consultants if required)

• Compare fit-out costs per building

All findings are summarized in a clear report, allowing you and your broker to make the best location choice.

We received a first layout plan. Is this final?

No. A first plan is meant to check feasibility — whether your organization fits in the selected space. In the design phase, we refine and adjust the plan together until the ideal workplace design is achieved.

What do you develop in the design phase?

Behind every office design is detailed planning. We produce:

• Material specifications

• Custom furniture drawings

• Floor, wall, ceiling, data & electrical layouts

• Detailed design packages

• 3D renderings & visualizations

• Cost estimates & planning documents

We also integrate advice from specialist consultants where needed, ensuring all contractors know exactly what to build.

How much does your consultancy cost?

After an initial meeting, and depending on the desired quality level and location, we provide a fixed-price offer for the design phase. This includes all design and project management work for that stage. On request, we can prepare a detailed and itemized proposal.

Can you deliver the design for free?

We prefer not to. While some firms offer free or very cheap designs, these costs are usually hidden later in construction fees. We believe in full cost transparencyfrom the start.

Do you need prior experience with our specific type of office?

No. Most offices are comparable in technical terms. What matters most is understanding the needs of the end-usersand designing a workplace that truly supports them.

Do you already know the exact fit-out cost of the layout?

Not immediately. A final priceis only possible once the design is complete and bids from suppliers and contractors are received. Before that, we provide transparent cost estimates, so you always know the financial direction. This ensures your office stays within budget.

Can you work with a fixed target budget?

Yes. As long as the budget is realistic and aligned with project size and quality expectations, we can design and manage the project within those financial boundaries.

How long will the project take?

Every office relocation project is unique. On average, for an office of 500–1,000 m²:

• Design phase: 5–8 weeks

• Procurement & lead times: 6–12 weeks

• Execution & fit-out: 8–10 weeks

Timelines are most influenced by client decision-making, supplier lead times, and construction schedules.

Do you work with fixed contractors?

Not exclusively. We do have preferred partners we know and trust for their quality and reliability. However, we are always open to working with new contractors if that is your preference.