Fit Out Cost Guide 2025 | Legal Sector

Fit Out Cost Guide 2025 LEGAL SECTOR

UNITED STATES

2

Cushman & Wakefield

Introduction Over the past five years, the legal sector has been one of the bright spots in the office leasing landscape. Each of the past three years has been record-setting for total legal leasing activity. In 2024, law firms and the legal sector leased 18.1 million square feet (msf) of office space, a 7% increase year over-year (YOY) and 27% higher than the pre-pandemic peak in 2019 (14.2 msf). All this leasing activity requires substantial buildouts for law firms, both those moving into newly signed space or those renewing in place. Law firms have proven to be one of the most office-centric industries for expectations and requirements for in-office attendance. According to public law firm announcements tracked by Cushman & Wakefield Research, over half of all law firms (56%) require at least three days in the office. This is a higher proportion than the banking and finance sector (39%) and more than double the tech sector (26%). The Cushman & Wakefield Bright Insight survey of law firm leaders supports these statements, with nearly 60% of firms expecting attorneys to be in the office at least three days per week.

This cost guide is a supplement to Cushman&Wakefield’s recently published2025AmericasOffice FitOut Cost Guide.

U.S. Legal Sector Fit Out Cost Guide 3

Law Firms Are Most “Office-Centric” Sector

Auto/Defense

25%

63%

13%

PBS

12%

72%

16%

HC/Life Science

3%

79%

18%

Technology

8%

31%

35%

26%

Retail

13%

50%

38%

Food & Bev.

61%

39%

Banking/Finance

4%

57%

39%

Media/Telecom

54%

46%

Energy

50%

50%

Legal

13%

31%

56%

Office Centric Hybrid Remote First

Work From Anywhere

Source: Public announcements from more than 320 national and global companies tracked by Cushman & Wakefield Research

4

Cushman & Wakefield

Even with this office-centric focus, few law firms expect attorneys to be in the office five days per week. The adoption of hybrid work models has driven many firms to create flexible, technology-enabled spaces that accommodate both in-office and remote work. There is no one-size-fits-all model—firm culture, office geography, practice areas, staffing models and partner preferences all shape decisions on where to lease office space, how much to lease, and how to design it. While final decisions may vary across firms and across different offices in the same firm, all law firms are considering several key trends when planning workplaces and office construction:

Evolving needs for a hybrid workforce: Even before the rise of hybrid work, many law firms were shifting to smaller average attorney office sizes—a trend that continues today. Firms are also prioritizing adaptable common areas and hospitality-inspired client and event spaces. Single-size offices, valued for their flexibility, are becoming increasingly common. Emphasis on mentoring and learning: In-office mentoring, coaching and learning thrive in environments designed for transparency. Many modern law firm spaces incorporate glass office facades, casual social areas and hospitality focused spaces, along with more equitable space allocation, to foster a culture where younger talent feels at ease. These design choices, however, can contribute to higher construction costs. Seamless audio/visual (A/V) technology drives efficiency and effectiveness: The rise of hybrid work has driven firms to create flexible, technology-enabled spaces that accommodate both in-office and remote work. Additionally, office technology must support collaboration, allowing lawyers to meet with global clients, conduct virtual depositions with remote witnesses, and attend virtual hearings and court proceedings. Technology transformation: Digital document management systems and cloud-based case management software have transformed the legal practice, making traditional file rooms, libraries and storage areas obsolete. With less need for paper storage, law firms require fewer square feet per attorney. However, tech hubs for scanning and digital document management are becoming more common.

U.S. Legal Sector Fit Out Cost Guide 5

Importance of IT to support security and compliance: Law firms have unique security requirements to ensure legal compliance and maintain client trust. This is why two-thirds of firms expect to increase IT security investments in the near future. 1 Robust technology infrastructure is critical to safeguarding case and document management systems from cybersecurity threats. High quality remains a high value: Law firms value high quality office design as a reflection of status and culture, as well as a strategy for recruitment and retention. Recently, law firms have capitalized on the softer market to secure the best (and often newest) office space in the market. In 2024, the average starting rent for new law firm leases in major U.S. markets 2 was 10% higher than in 2023. Beyond rent, law firms also prioritize high-end buildouts, with premium materials, finishes, furniture and A/V equipment driving costs. On average, the base shell fit out for law firms is typically 16% more expensive than those of other tenants. This premium is driven largely by a 25% higher cost for doors, frames and hardware, followed by 20% more for millwork, drywall, acoustics, carpentry and general finishes.

1 Cushman & Wakefield 2024 Bright Insight: The National Legal Sector Benchmark Survey 2 Major law firm markets include: Atlanta, Boston, Chicago, Dallas, Houston, Los Angeles, New York City, Philadelphia, San Francisco, and Washington, DC.

6

Cushman & Wakefield

Legal Premium for First Generation Construction by Market, Construction Only – Excluding FF&E

$300

+$33 +$36

+$32

$200

+$31 +$24

+$32 +$30 +$29 +$27

+$27

+$37 +$30

+$18

+$22 +$16

$219 $213 $211

$100

$172 $179 $162 $161 $160 $161 $149

$136 $142 $137

$118 $120

$0

Miami

Dal las

Seattle

Boston

Denver

Atlanta

Phoenix

Chicago

Houston

New York

Minneapolis

Philadelphia

Los Angeles

San Francisco

Washington, D.C.

1st Generation Legal Premium

Source: Cushman & Wakefield Project & Development Services

U.S. Legal Sector Fit Out Cost Guide 7

Cost Breakdowns

Beyond the base hard cost fit out, this legal sector cost guide supplement examines additional expenses, including soft costs, IT, A/V, furniture and miscellaneous costs. These expenses go beyond the base construction budget needed to build out a shell. 3 Premiums on top of initial fit out construction costs typically range from 60% to 95%, depending on upgrade quality and market specific cost dynamics. Furniture is the largest category, accounting for an average of 26% of a base buildout in Gateway Markets and 28% in Secondary Markets. A/V costs vary widely based on the size and scope of conference space and amenities. For “base” projects with standard conference rooms, A/V expenses typically range from 12% to 18%, while fully amenitized spaces with upgraded conference center facilities can push A/V costs up to 30% beyond the base hard costs.

On average, construction costs are higher in gateway markets. When factoring in all buildout components—including base hard costs, IT, A/V and furniture—San Francisco is the most expensive market for law firm buildouts, which can range from $382 to $454 per square foot (psf). Seattle ranks second, followed by New York City, Los Angeles and Boston. Among the 15 legal sector markets analyzed in this report, the most cost-effective are Dallas, Phoenix, Houston and Minneapolis.

3 Cost categories included in the 2025 Americas Office Fit Out Cost Guide include miscellaneous architectural trades; architectural millwork; doors, frames, hardware; drywall, acoustic, carpentry; general finishes; mechanical, plumbing, fire protection; electrical; general requirements, general conditions and fee; and contingency costs.

8

Cushman & Wakefield

Total Legal Costs – Low and High Range by Market, Including Construction & FF&E

$454 $451 $447

$500

$366 $365 $361 $356 $350

$400

$342 $328

$309

$287 $275

$382 $376 $375

$259 $254

$300

$307 $306 $301 $297 $292 $287

$274 $259

$200

$239 $229

$216 $212

$100

Miami

Dal las

Boston

Denver

Atlanta

Seattle

Phoenix

Chicago

Houston

New York

Minneapolis

Philadelphia

Los Angeles

San Francisco

Washington, D.C.

Total Low Range Total High Range

$500

$202 $209 $199

$400

$162 $162 $167 $165

$162 $152

$129 $134 $127

$300

$152

$137

$133 $127

$104 $104 $107 $106

$104 $97

$120 $118

$97 $88

$200

$85 $81

$77 $75

$252 $242 $248

$203 $203 $194 $191 $188 $190 $176

$100

$171 $154 $148

$139 $137

$0

Miami

Dal las

Boston

Denver

Atlanta

Seattle

Phoenix

Chicago

Houston

New York

Minneapolis

Los Angeles

Philadelphia

San Francisco

Washington, D.C.

Base Hard Costs

Legal - Low Range Legal - High Range

Source: Cushman & Wakefield Project & Development Services

U.S. Legal Sector Fit Out Cost Guide 9

Legal Cost Data - GatewayMarkets

BOSTON

BASE

UPGRADED

Low Range

High Range

Low Range

High Range

Misc. Architectural Trades

$11

$11

$12

$12

Arch. Millwork

$4

$4

$4

$4

Doors, Frames, Hdwr

$29

$29

$32

$32

Drywall, Acoustic, Carpentry

$25

$25

$32

$32

General Finishes

$14

$14

$17

$17

Mechanical, Plumbing, Fire Protection

$56

$56

$68

$68

Electrical

$23

$23

$27

$27

General Requirements, General Conditions & Fee

$21

$21

$31

$31

Contingency

$18

$18

$33

$33

Cost Guide Total

$203

$203

$256

$256

Soft Costs

$26

$41

$45

$70

IT

$11

$18

$18

$29

A/V

$19

$30

$61

$96

Furniture

$42

$66

$61

$96

Miscellaneous

$5

$8

$4

$6

Legal Build Out Total

$104

$162

$190

$298

Total

$306

$365

$446

$553

CHICAGO

BASE

UPGRADED

Low Range

High Range

Low Range

High Range

Misc. Architectural Trades

$4

$4

$5

$5

Arch. Millwork

$10

$10

$11

$11

Doors, Frames, Hdwr

$18

$18

$20

$20

Drywall, Acoustic, Carpentry

$24

$24

$30

$30

General Finishes

$15

$15

$18

$18

Mechanical, Plumbing, Fire Protection

$40

$40

$49

$49

Electrical

$41

$41

$48

$48

General Requirements, General Conditions & Fee

$20

$20

$29

$29

Contingency

$17

$17

$31

$31

Cost Guide Total

$190

$190

$241

$241

Soft Costs

$24

$38

$42

$66

IT

$11

$17

$17

$27

A/V

$18

$28

$58

$90

Furniture

$39

$62

$58

$90

Miscellaneous

$5

$7

$4

$6

Legal Build Out Total

$97

$152

$179

$280

Total

$287

$342

$420

$521

10

Cushman & Wakefield

Legal Cost Data - GatewayMarkets

LOS ANGELES

BASE

UPGRADED

Low Range

High Range

Low Range

High Range

Misc. Architectural Trades

$4

$4

$4

$4

Arch. Millwork

$7

$7

$8

$8

Doors, Frames, Hdwr

$23

$23

$25

$25

Drywall, Acoustic, Carpentry

$28

$28

$35

$35

General Finishes

$16

$16

$19

$19

Mechanical, Plumbing, Fire Protection

$37

$37

$45

$45

Electrical

$49

$49

$57

$57

General Requirements, General Conditions & Fee

$21

$21

$31

$31

Contingency

$18

$18

$34

$34

Cost Guide Total

$203

$203

$257

$257

Soft Costs

$26

$41

$45

$71

IT

$11

$18

$19

$29

A/V

$19

$30

$62

$97

Furniture

$42

$66

$62

$97

Miscellaneous

$5

$8

$4

$6

Legal Build Out Total

$104

$162

$192

$299

Total

$307

$366

$449

$557

NEW YORK

BASE

UPGRADED

Low Range

High Range

Low Range

High Range

Misc. Architectural Trades

$8

$8

$9

$9

Arch. Millwork

$16

$16

$18

$18

Doors, Frames, Hdwr

$26

$26

$28

$28

Drywall, Acoustic, Carpentry

$25

$25

$32

$32

General Finishes

$16

$16

$19

$19

Mechanical, Plumbing, Fire Protection

$57

$57

$69

$69

Electrical

$51

$51

$61

$61

General Requirements, General Conditions & Fee

$26

$26

$38

$38

Contingency

$23

$23

$41

$41

Cost Guide Total

$248

$248

$314

$314

Soft Costs

$32

$50

$55

$86

IT

$14

$22

$23

$35

A/V

$24

$37

$75

$118

Furniture

$52

$81

$75

$118

Miscellaneous

$6

$9

$5

$8

Legal Build Out Total

$127

$199

$234

$365

Total

$375

$447

$548

$679

U.S. Legal Sector Fit Out Cost Guide 11

Legal Cost Data - GatewayMarkets

SAN FRANCISCO

BASE

UPGRADED

Low Range

High Range

Low Range

High Range

Misc. Architectural Trades

$4

$4

$5

$5

Arch. Millwork

$13

$13

$15

$15

Doors, Frames, Hdwr

$27

$27

$29

$29

Drywall, Acoustic, Carpentry

$30

$30

$37

$37

General Finishes

$13

$13

$16

$16

Mechanical, Plumbing, Fire Protection

$55

$55

$67

$67

Electrical

$60

$60

$71

$71

General Requirements, General Conditions & Fee

$26

$26

$38

$38

Contingency

$23

$23

$42

$42

Cost Guide Total

$252

$252

$320

$320

Soft Costs

$32

$50

$56

$88

IT

$14

$22

$23

$36

A/V

$24

$38

$77

$120

Furniture

$53

$82

$77

$120

Miscellaneous

$6

$9

$5

$8

Legal Build Out Total

$129

$202

$238

$372

Total

$382

$454

$558

$692

WASHINGTON, D.C.

BASE

UPGRADED

Low Range

High Range

Low Range

High Range

Misc. Architectural Trades

$5

$5

$5

$5

Arch. Millwork

$12

$12

$14

$14

Doors, Frames, Hdwr

$20

$20

$21

$21

Drywall, Acoustic, Carpentry

$20

$20

$25

$25

General Finishes

$9

$9

$10

$10

Mechanical, Plumbing, Fire Protection

$34

$34

$41

$41

Electrical

$39

$39

$46

$46

General Requirements, General Conditions & Fee

$18

$18

$26

$26

Contingency

$16

$16

$28

$28

Cost Guide Total

$171

$171

$217

$217

Soft Costs

$22

$34

$38

$60

IT

$10

$15

$16

$24

A/V

$16

$26

$52

$81

Furniture

$36

$56

$52

$81

Miscellaneous

$4

$6

$3

$5

Legal Build Out Total

$88

$137

$161

$252

Total

$259

$309

$378

$468

12

Cushman & Wakefield

U.S. Legal Sector Fit Out Cost Guide 13

Legal Cost Data - SecondaryMarkets

ATLANTA

BASE

Low Range

High Range

Misc. Architectural Trades

$7

$7

Arch. Millwork

$11

$11

Doors, Frames, Hdwr

$21

$21

Drywall, Acoustic, Carpentry

$34

$34

General Finishes

$14

$14

Mechanical, Plumbing, Fire Protection

$32

$32

Electrical

$37

$37

General Requirements, General Conditions & Fee

$20

$20

Contingency

$18

$18

Cost Guide Total

$194

$194

Soft Costs

$23

$36

IT

$11

$17

A/V

$28

$44

Furniture

$43

$68

Miscellaneous

$2

$2

Legal Build Out Total

$107

$167

Total

$301

$361

DALLAS

BASE

Low Range

High Range

Misc. Architectural Trades

$3

$3

Arch. Millwork

$7

$7

Doors, Frames, Hdwr

$16

$16

Drywall, Acoustic, Carpentry

$20

$20

General Finishes

$13

$13

Mechanical, Plumbing, Fire Protection

$32

$32

Electrical

$33

$33

General Requirements, General Conditions & Fee

$16

$16

Contingency

$14

$14

Cost Guide Total

$154

$154

Soft Costs

$19

$29

IT

$9

$13

A/V

$22

$35

Furniture

$35

$54

Miscellaneous

$1

$2

Legal Build Out Total

$85

$133

Total

$239

$287

14

Cushman & Wakefield

Legal Cost Data - SecondaryMarkets

DENVER

BASE

Low Range

High Range

Misc. Architectural Trades

$5

$5

Arch. Millwork

$10

$10

Doors, Frames, Hdwr

$18

$18

Drywall, Acoustic, Carpentry

$25

$25

General Finishes

$13

$13

Mechanical, Plumbing, Fire Protection

$38

$38

Electrical

$43

$43

General Requirements, General Conditions & Fee

$20

$20

Contingency

$17

$17

Cost Guide Total

$188

$188

Soft Costs

$23

$35

IT

$11

$16

A/V

$27

$42

Furniture

$42

$66

Miscellaneous

$2

$2

Legal Build Out Total

$104

$162

Total

$292

$350

HOUSTON

BASE

Low Range

High Range

Misc. Architectural Trades

$4

$4

Arch. Millwork

$7

$7

Doors, Frames, Hdwr

$14

$14

Drywall, Acoustic, Carpentry

$21

$21

General Finishes

$12

$12

Mechanical, Plumbing, Fire Protection

$21

$21

Electrical

$34

$34

General Requirements, General Conditions & Fee

$15

$15

Contingency

$13

$13

Cost Guide Total

$139

$139

Soft Costs

$17

$26

IT

$8

$12

A/V

$20

$31

Furniture

$31

$49

Miscellaneous

$1

$2

Legal Build Out Total

$77

$120

Total

$216

$259

U.S. Legal Sector Fit Out Cost Guide 15

Legal Cost Data - SecondaryMarkets

MIAMI

BASE

Low Range

High Range

Misc. Architectural Trades

$3

$3

Arch. Millwork

$6

$6

Doors, Frames, Hdwr

$19

$19

Drywall, Acoustic, Carpentry

$23

$23

General Finishes

$8

$8

Mechanical, Plumbing, Fire Protection

$40

$40

Electrical

$42

$42

General Requirements, General Conditions & Fee

$18

$18

Contingency

$16

$16

Cost Guide Total

$176

$176

Soft Costs

$21

$33

IT

$10

$15

A/V

$25

$40

Furniture

$39

$62

Miscellaneous

$1

$2

Legal Build Out Total

$97

$152

Total

$274

$328

MINNEAPOLIS

BASE

Low Range

High Range

Misc. Architectural Trades

$4

$4

Arch. Millwork

$8

$8

Doors, Frames, Hdwr

$21

$21

Drywall, Acoustic, Carpentry

$21

$21

General Finishes

$13

$13

Mechanical, Plumbing, Fire Protection

$24

$24

Electrical

$20

$20

General Requirements, General Conditions & Fee

$14

$14

Contingency

$12

$12

Cost Guide Total

$137

$137

Soft Costs

$16

$26

IT

$8

$12

A/V

$20

$31

Furniture

$31

$48

Miscellaneous

$1

$2

Legal Build Out Total

$75

$118

Total

$212

$254

16

Cushman & Wakefield

Legal Cost Data - SecondaryMarkets

PHILADELPHIA

BASE

Low Range

High Range

Misc. Architectural Trades

$3

$3

Arch. Millwork

$13

$13

Doors, Frames, Hdwr

$18

$18

Drywall, Acoustic, Carpentry

$27

$27

General Finishes

$15

$15

Mechanical, Plumbing, Fire Protection

$40

$40

Electrical

$38

$38

General Requirements, General Conditions & Fee

$20

$20

Contingency

$17

$17

Cost Guide Total

$191

$191

Soft Costs

$23

$36

IT

$11

$17

A/V

$28

$43

Furniture

$43

$67

Miscellaneous

$2

$2

Legal Build Out Total

$106

$165

Total

$297

$356

PHOENIX

BASE

Low Range

High Range

Misc. Architectural Trades

$3

$3

Arch. Millwork

$9

$9

Doors, Frames, Hdwr

$18

$18

Drywall, Acoustic, Carpentry

$19

$19

General Finishes

$11

$11

Mechanical, Plumbing, Fire Protection

$32

$32

Electrical

$26

$26

General Requirements, General Conditions & Fee

$15

$15

Contingency

$13

$13

Cost Guide Total

$148

$148

Soft Costs

$18

$28

IT

$8

$13

A/V

$21

$33

Furniture

$33

$52

Miscellaneous

$1

$2

Legal Build Out Total

$81

$127

Total

$229

$275

U.S. Legal Sector Fit Out Cost Guide 17

Legal Cost Data - SecondaryMarkets

SEATTLE

BASE

Low Range

High Range

Misc. Architectural Trades

$6

$6

Arch. Millwork

$17

$17

Doors, Frames, Hdwr

$28

$28

Drywall, Acoustic, Carpentry

$47

$47

General Finishes

$10

$10

Mechanical, Plumbing, Fire Protection

$38

$38

Electrical

$49

$49

General Requirements, General Conditions & Fee

$25

$25

Contingency

$22

$22

Cost Guide Total

$242

$242

Soft Costs

$29

$45

IT

$14

$21

A/V

$35

$55

Furniture

$54

$85

Miscellaneous

$2

$3

Legal Build Out Total

$134

$209

Total

$376

$451

18

Cushman & Wakefield

U.S. Legal Sector Fit Out Cost Guide 19

About Cushman & Wakefield

Cushman & Wakefield (NYSE: CWK) is a leading global commercial real estate services firm for property owners and occupiers with approximately 52,000 employees in nearly 400 offices and 60 countries. In 2024, the firm reported revenue of $9.4 billion across its core service lines of Services, Leasing, Capital markets, and Valuation and other. Built around the belief that Better never settles , the firm receives numerous industry and business accolades for its award-winning culture. For additional information, visit www.cushmanwakefield.com.

Contact RESEARCH

David Smith Head of Americas Insights, Global Research david.smith4@cushwake.com AMERICAS

John McWilliams Head of Data Center Insights Research Manager, Americas john.mcwilliams@cushwake.com

Sandy Romero Head of Life Sciences & Healthcare Insights, Research Manager sandy.romero@cushwake.com

PROJECT & DEVELOPMENT SERVICES

Brian Ungles President Project & Development Services, Americas brian.ungles@cushwake.com AMERICAS

Richard Jantz, LEED AP PMP Executive Managing Director Tri-State Region Lead Project & Development Services richard.jantz@cushwake.com