Should I Budget for Furniture, Cabling, and IT in My Office Lease?
Office lease furniture and cabling costs NYC
“Is office furniture included in my lease?”, “Do I have to pay for IT setup?”, “Office cabling and tech costs NYC”
Planning Your Office Move? Don’t Forget Furniture, Cabling, and IT Costs
When signing a new office lease in Manhattan, most tenants focus on the headline rent and build-out allowance. But what often gets overlooked — and can seriously impact your bottom line — are soft costs like furniture, structured cabling, IT infrastructure, and AV installation.
These expenses are rarely covered in full by landlords and can easily add $15–$50 per square foot to your actual move-in costs. If you’re not budgeting for them upfront, you risk delays, surprise overruns, and functionality issues post-occupancy.
This guide will help you understand what’s typically not included in your lease, what these elements cost in NYC, and how to plan smart so your office is ready on day one.
What’s Not Typically Covered by a Landlord’s TI Allowance
Even generous Tenant Improvement (TI) packages rarely cover the full scope of outfitting a modern office. In most NYC office leases, the landlord’s contribution only applies to hard construction — walls, ceilings, flooring, electrical, HVAC, and sometimes pantry plumbing.
Typically excluded:
- Workstations, desks, and chairs
- Lounge and reception furniture
- AV equipment (screens, speakers, cameras)
- IT closet buildout
- Structured cabling and WiFi setup
- Phones and VOIP systems
- Keycard security or intercom access
- Sound masking systems
Tip: Always ask what is included in the “work letter” or TI scope — and assume anything not listed will be on your dime.
NYC Office Furniture Costs: What to Expect
| Furniture Type | NYC Cost Estimate (2025) |
|---|---|
| Workstation (desk + chair + storage) | $1,200–$2,000 per seat |
| Private office setup | $3,000–$5,000+ each |
| Conference room (table, chairs) | $5,000–$15,000+ |
| Lounge area / café | $10,000–$25,000+ |
| Reception buildout | $7,000–$15,000 |
Costs vary based on quality, brand (e.g., Herman Miller vs IKEA), and whether you lease or buy.
Cabling and IT Setup: Essential and Often Forgotten
Most offices need Category 6 or 6a cabling to connect workstations, conference rooms, and WiFi access points. You may also need:
- A server room or IT closet with power and cooling
- WiFi routers, switches, patch panels
- AV wiring to conference rooms and monitors
- VOIP or telecom systems
- Onsite printer stations and LAN wiring
Estimated costs in NYC (2025):
- Structured cabling: $3–$7 per SF
- IT closet buildout: $5,000–$15,000+
- WiFi, telecom, AV integration: $10,000–$50,000+ for midsize firms
Warning: Most “prewired” offices still require tenant-specific tech setup and configuration — don’t assume “plug and play” means you can skip IT planning.
Plug and Play vs White Box: Who Pays for What?
- Plug and play subleases: May include furniture and cabling, but verify what’s staying and whether the landlord has approved it.
- White box or prebuilt: Furniture and cabling almost always excluded.
- Raw space: Everything must be installed from scratch — build, furniture, wiring, IT, and AV.
Even plug and play spaces often require WiFi upgrades or IT closet reconfiguration to support your network.
What’s Negotiable?
While landlords don’t usually pay for furniture or IT, there are exceptions:
- Furniture credit in lieu of full TI (common in smaller leases)
- Cabling allowance in tech-forward buildings
- Telecom infrastructure included in managed or turnkey suites
- Used furniture buyouts or discounted reuse agreements
Your broker can structure deals that either monetize unused TI or shift funds toward cabling and move-in readiness.
Budgeting Recommendations by Team Size
| Team Size | Furniture + Cabling + IT Budget (Est.) |
|---|---|
| 10 people | $50,000–$80,000 |
| 25 people | $125,000–$200,000 |
| 50 people | $250,000–$400,000 |
| 100 people | $500,000–$750,000+ |
Include project management, design, furniture delivery, and IT vendor fees in your total budget.
People Also Search For:
- Is furniture included in NYC office leases?
- How much does office cabling cost per square foot?
- Plug and play office vs furnished sublease
- What is a work letter in an office lease?
- Office furniture vs TI allowance: what’s covered?
Is furniture included in NYC office leases?
Usually not — unless it’s a plug and play or sublease. Direct leases rarely include furniture.
How much does office cabling cost per square foot?
Typically $3–$7 per SF in NYC, depending on layout and tech requirements.
Plug and play office vs furnished sublease
Both offer ready-to-use space, but plug and play is fully set up by landlord, while furnished sublease is outfitted by prior tenant — with less flexibility.
What is a work letter in an office lease?
It outlines what the landlord will build or provide (walls, HVAC, lighting) as part of your office delivery.
Office furniture vs TI allowance: what’s covered?
TI covers construction, not furniture. Furniture costs are typically excluded and must be paid separately.
Final Takeaway: Don’t Underestimate Soft Costs
If your goal is to occupy a fully functional, modern office on time and on budget, don’t stop at construction. Furniture, cabling, and IT setup are mission-critical — and almost always tenant obligations in NYC leases.
Work with a tenant rep broker who can:
- Benchmark realistic costs based on layout and lease type
- Request landlord contributions when possible
- Coordinate test fits and cabling plans during lease negotiations
Planning for these costs early keeps your project on track — and your team productive from day one.
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