General

FFE

Also known as: Fixtures, Furniture, and Equipment, FF&E

Fixtures, Furniture, and Equipment — non-permanent items in a commercial buildout, often owner-supplied or contractor-coordinated.

FFE (sometimes FF&E) stands for Fixtures, Furniture, and Equipment. It refers to items in a commercial space that are not permanently affixed to the building structure: office furniture, retail display fixtures, restaurant kitchen equipment (ranges, refrigerators), medical exam tables, gym equipment, and so on. FFE is distinguished from "real property" (the building itself, structural elements, MEP systems) and from "soft costs" (design, permitting, financing).

On commercial TI work, FFE coordination is a frequent point of confusion. Some FFE is owner-supplied (the operator buys the equipment and the contractor coordinates delivery and install). Some is contractor-supplied (the contractor purchases and installs as part of scope). Bids should explicitly identify each FFE line as owner-supplied or contractor-supplied to avoid disputes.

Frequently asked questions

What does FFE stand for in construction?+

Fixtures, Furniture, and Equipment. Non-permanent items in a commercial space: office furniture, retail fixtures, kitchen equipment, etc. Distinguished from real property (the building itself) and soft costs (design, permitting).

Who pays for FFE: the owner or the contractor?+

Depends on contract terms. Major equipment (kitchen, medical, manufacturing) is typically owner-supplied. Fixtures (display cases, custom millwork) and built-ins are typically contractor-supplied. Always specify on the bid which FFE is owner-supplied vs contractor-supplied.

How is FFE coordinated with construction?+

FFE delivery and install typically happen near substantial completion. The contractor coordinates timing with the owner's FFE supplier and may provide install labor (varies by contract). FFE that arrives too early can damage in-progress finishes; too late can delay opening.

Related terms

Scope of Work

The written description of all tasks, materials, and deliverables the contractor agrees to perform on the project.

Tenant Improvement

Construction work that customizes commercial leased space for a specific tenant, often funded by a landlord allowance.

Allowance

A fixed budget line for an item not yet selected, reconciled against actual cost once the selection is made.

Substantial Completion

The point at which the project is sufficiently complete for the owner to occupy or use the space as intended.