Introduction: Why CAT 1 Works Matter
When searching for a new clinic location, many doctors and dentists fall in love with the property layout, size, or location—but overlook one critical detail: what the landlord actually provides before you move in. This is where Category 1 (CAT 1) works come in.
CAT 1 works form the foundation of your tenancy. If misunderstood, they can create major cost blowouts and delays in your medical fitout. At SoulMed, we guide our clients through this process to ensure there are no hidden surprises when it’s time to build.
What Are CAT 1 Works?
CAT 1 (or “base build”) works are the essential building services and finishes that a landlord must deliver before a tenant begins their fitout. They essentially create a blank canvas for your clinic.
Typical CAT 1 works include:
- Base building walls, floors, and ceiling structure
- Mechanical, electrical, and hydraulic rough-ins
- Fire services (sprinklers, detectors) installed to building code
- Lighting to a base standard (not clinical level)
- Base floor slab, often without coverings
- Bathrooms or access to amenities (sometimes shared, sometimes private)
Important: CAT 1 works are different from CAT 2 (tenant works), which are your responsibility—such as partitions, cabinetry, clinical finishes, and specialised services like medical gases.
For more details on definitions, see this guide on Commercial Lease Fitout Categories (Commercial Real Estate Australia).
Why CAT 1 Works Are Crucial for Medical Clinics
Medical and dental clinics are not like offices or retail—they have unique compliance requirements. If your landlord’s CAT 1 scope is vague or incomplete, you could face:
- Unexpected costs – for example, if the landlord doesn’t include adequate HVAC, you may be left upgrading the system yourself to meet medical standards.
- Delays – waiting for base building works to be finished can push your entire project timeline out.
- Compliance risks – if CAT 1 fire services or accessibility items don’t meet regulations, you’ll need to fix them before opening.
SoulMed helps clients by reviewing lease terms and CAT 1 schedules upfront, so you know exactly what’s included and what’s not.
What Landlords Typically Provide (and What They Don’t)
Here’s a general breakdown of what to expect:
Usually Included by Landlord (CAT 1):
- Structural walls and base building services
- Fire sprinklers and detection systems
- Air-conditioning rough-ins to a basic standard
- Base lighting (fluorescent or LED grid lights)
- Base power to tenancy
Not Typically Included (Tenant Responsibility):
- Clinical partitions and consulting rooms
- Joinery, cabinetry, and specialist flooring (e.g. vinyl for healthcare)
- Medical gases or lead shielding (for radiology)
- Acoustic upgrades for privacy
- DDA-compliant bathrooms (unless negotiated)
See the National Construction Code (NCC) for compliance references often triggered in healthcare projects.
Negotiating CAT 1 Works in Your Lease
Before you sign a lease, you should:
- Request a CAT 1 Works Schedule – a written document outlining exactly what the landlord will deliver.
- Engage a Fitout Specialist – at SoulMed, we assess the CAT 1 scope against your clinic requirements.
- Negotiate Upgrades – ask for DDA toilets, additional HVAC capacity, or base services that align with medical standards.
- Understand Timelines – CAT 1 completion must be locked in, as delays can hold up your own fitout start date.
Check out this practical guide on negotiating commercial leases (Commercial Real Estate).
How SoulMed Helps You Avoid CAT 1 Pitfalls
At SoulMed, we regularly work with clients before they sign their lease to ensure CAT 1 works are clear, fair, and fit for purpose. Our team:
- Reviews landlord documentation and lease clauses
- Highlights hidden costs and compliance risks
- Negotiates on your behalf for a stronger CAT 1 delivery
- Plans your clinic design around the confirmed CAT 1 scope
This ensures your fitout process is smooth, compliant, and cost-controlled.
Conclusion: Don’t Sign Blind
CAT 1 works are the foundation of your future clinic. Without clarity, you risk unexpected costs, delays, and compliance headaches. By engaging SoulMed early, you’ll move forward with confidence knowing that your property is ready for the next stage: a seamless medical fitout.
Ready to secure the right premises for your clinic? Contact SoulMed today for a consultation before you sign your lease.
