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FF&E Budget Calculator

FF&E (furniture, fixtures, equipment) is everything beyond the landlord's TI and base building — desks, chairs, AV, network, appliances. This calculator stacks typical FF&E categories at per-SF rates with moving/install and contingency to deliver a total budget tenants can plan against.

Fit-out SF

Furniture / SF

Technology / SF

Fixtures / SF

Moving / install

FF&E contingency %

Total FF&E budget

$524,700

Total FF&E / SF

$43.73

Furniture

$216,000

Technology (AV, network, PCs)

$144,000

Fixtures (lamps, art, plants)

$72,000

Moving & install

$45,000

Contingency

$47,700

How the math works

FF&E = furniture, fixtures, and equipment — everything that's not part of the base building or tenant improvements. Typical office FF&E: $25-$45/SF fully loaded. Medical and high-tech: $60-$100/SF. Add 10-15% contingency for change orders and late specification adds.

FF&E depreciates over 5-7 years per IRS Section 168. Landlords rarely fund FF&E; tenants own and depreciate it. Furniture leasing is an alternative that converts capex to opex and preserves cash.

Editorial noteMaintained by EveryCalc - Reviewed June 2026

EveryCalc calculators are designed for fast, practical estimates with transparent inputs and no required account. We use plain formulas, visible assumptions, and related tools so visitors can check the result from more than one angle.

Results are informational only. For financial, tax, legal, medical, construction, or other high-impact decisions, verify the output against primary sources or a qualified professional.

Learn more about our review process on the EveryCalc methodology page.

How this calculator works

What this page estimates

This FF&E Budget Calculator is built to give a quick, browser-based estimate for ff&e budget. FF&E (furniture, fixtures, equipment) is everything beyond the landlord's TI and base building — desks, chairs, AV, network, appliances. This calculator stacks typical FF&E categories at per-SF rates with moving/install and contingency to deliver a total budget tenants can plan against. The inputs stay on the page during normal use, and the result should be treated as an estimate for planning, comparison, or education rather than professional advice.

Calculation approach

The calculator applies the standard relationship implied by the inputs, then formats the answer so it can be checked and reused. For finance tools, the most important step is using consistent units, rates, time periods, and assumptions before comparing the result with another calculator or outside quote.

Example workflow

For example, start with a realistic value you already know, change one input at a time, and watch how the answer moves. That makes it easier to tell whether the result is being driven by the main amount, the rate, the time period, or a unit conversion.

Practical checks

Use current, real-world numbers when the result affects money, health, tax, or legal decisions.
Run a low, base, and high case when the inputs are estimates.
Check the related calculators below when the next decision depends on a different assumption.

How to interpret the ff&e budget result

Best use

Use the result as a planning number for comparing payments, rates, returns, tax reserves, or cash-flow choices before you request a quote or make a commitment.

Cross-check

Compare the answer with the contract, lender estimate, tax form, brokerage statement, payroll record, or invoice that will control the real-world outcome.

Watch for

Do not rely on a single optimistic rate, return, or fee assumption. Money pages work best when you run low, base, and high cases and keep professional advice separate from the estimate.

This page belongs to the Finance calculator library, so the answer should be read in the context of the decision you are modeling rather than as a universal rule.

Before relying on this ff&e budget estimate

Most calculator mistakes come from the inputs, not the arithmetic. Use this short audit before you reuse the answer in a spreadsheet, quote, application, or important conversation.

Confirm source numbers

Match balances, rates, fees, taxes, income, and payment dates against the lender quote, payroll record, tax form, statement, invoice, or contract.

Separate cash flow from total cost

A lower monthly payment can still cost more over time if fees, interest, taxes, or a longer term are hidden in the structure.

Run conservative cases

Test at least one higher-cost or lower-return case before using the output for a purchase, refinance, investment, loan, or tax decision.

Rerun this page when the rate, price, term, fee, tax rule, income, expense, or expected holding period changes.

How to Use

Enter fit-out SF.
Enter per-SF rates for furniture, technology, fixtures.
Enter moving/install lump sum and contingency percent.
Read total FF&E and per-SF cost.

Frequently Asked Questions

Typical FF&E per SF?

Standard office: $25-$45/SF. Tech/Class A office: $45-$75/SF. Medical: $60-$120/SF. Retail food & beverage: $100-$300/SF. Varies dramatically by use and branding.

TI vs FF&E?

TI = permanent alterations (walls, HVAC, flooring). FF&E = movable personal property (desks, monitors, lamps). TI stays with the space; FF&E leaves with the tenant. Different accounting and tax treatment.

Lease vs own FF&E?

Leasing converts capex to opex, preserves cash, and is easier to upgrade. Own if you plan 7+ years in space. Modern tech companies typically lease high-turnover items (monitors, conference room AV) and own permanent furniture.