Can I fund fit-outs and refurbishments for treatment rooms and theatres?

Short answer

Yes — most UK clinics, hospitals, day surgery centres, aesthetics providers and dental practices can fund fit-outs and refurbishments using a range of commercial finance options. Depending on your business profile and the nature of the project, funding can cover construction works, clinical finishes, specialist equipment, M&E upgrades, and compliance-led improvements. Best Business Loans doesn’t lend directly, but we match you with lenders and brokers who may support your specific healthcare refurb or theatre build.

What can be financed in a healthcare fit-out?

In healthcare environments, “fit-out” and “refurbishment” usually include structural works, infection-control finishes, medical gas infrastructure, HVAC upgrades, lighting, data, and patient flow improvements. Many lenders can finance the full scope if costs are clearly itemised and contractors are approved, while others prefer to fund identifiable assets only. It’s common to blend options so both building works and equipment are covered efficiently.

Typical items eligible for finance

• Clinical spaces: treatment rooms, theatres, recovery bays, clean rooms, decontamination areas, sluices and scrub zones.
• Building and compliance: partitions, lead-lined walls, HTM/HBN-compliant finishes, fire doors, floor coverings, hygienic cladding, negative/positive pressure systems.
• Mechanical & electrical: HVAC, HEPA filtration, medical gases, vacuum systems, UPS, lighting, nurse call, data and access control.
• Clinical equipment: operating lights, tables, sterilisation units, imaging, scopes, dental chairs, cabinets, carts and monitors.
• Non-clinical areas: reception, patient waiting spaces, staff rooms, lockers and storage.

Finance providers often distinguish between “hard” assets (equipment with resale value) and “soft” assets (furniture, fixtures, and finishes). Asset finance works best for equipment, while fit-out finance or unsecured business loans can be used for building works, soft costs, or multi-trade packages.

Projects sometimes excluded or restricted

• Pure cosmetic upgrades without business rationale, or projects lacking necessary landlord approvals and permits.
• Uncosted scopes, single-quote tenders, or works that cannot be evidenced by contracts and stage payments.
• Speculative expansions without a credible utilisation plan or cash flow forecast.

The stronger your documentation — design, scope, cost plan, timeline and compliance pathway — the smoother the funding process typically becomes. Lenders prize clarity, auditability and clinical compliance risk management.

Funding options for treatment rooms and theatres

There isn’t a one-size-fits-all solution, and many healthcare operators combine products to match complex project scopes. Below are the most common options used to finance clinical fit-outs and theatre refurbishments. Terms, eligibility and costs vary by lender and your business profile.

Common products and how they’re used

• Fit-out finance / unsecured term loan: Covers construction and refurbishment works, fixtures, and professional fees. Typical terms range from 12–84 months, subject to status and affordability.
• Asset finance (hire purchase or finance lease): Ideal for high-value clinical equipment such as theatre lights, imaging, sterilisation and monitoring. Spreads VAT and costs into manageable repayments.
• Equipment loans: Useful when you need ownership from day one, or when suppliers won’t lease certain devices. May include maintenance bundles and warranties in the cost plan.
• Revolving credit / working capital: Supports cash flow during phased works, supplier deposits and unexpected extras, often alongside another core product.
• Invoice finance (select invoice or whole ledger): For B2B healthcare providers with credit terms, unlocking cash tied up in invoice cycles to help fund works.
• Growth Guarantee Scheme (where available via participating lenders): Can support eligible UK SMEs with additional security comfort for lenders. Availability and criteria apply.

Some lenders pay suppliers directly and release funds in stages against milestones. Others pay you as the borrower, after reviewing contracts and evidence of works completed. Best Business Loans can connect you with providers accustomed to clinical settings and CQC, HTM and HBN requirements.

Eligibility, documentation and timelines

Healthcare fit-outs and theatre refurbishments are specialised, so lenders generally require a more robust file than a standard shop refit. Preparing these items early can speed up decisions and improve outcomes. Different providers will weight these elements differently.

What lenders may look for

• Trading profile: Established UK business with at least 12 months’ trading, stable turnover and verified accounts.
• Bank statements & cash flow: Evidence of repayment capacity and headroom to absorb temporary downtime during works.
• Premises & permissions: Lease or title, landlord consent, planning/building control as required, and any listed-building considerations.
• Compliance intent: Design and specification aligned with CQC registration and relevant HTM/HBN guidance where applicable.
• Project pack: Detailed scope, cost plan, multiple supplier quotes, JCT or supply contracts, programme, and staged payment schedule.

Lenders may also ask for CVs or bios of key clinicians, accreditations, and evidence of demand or utilisation forecasts. If you serve NHS contracts, provide documentation and expected activity levels for the refurbished space.

Timescales and practicalities

• Indicative terms: Often within 24–72 hours once essential information is supplied.
• Full approval: Commonly 5–15 working days for straightforward cases, longer where multiple contractors and staged drawdowns are involved.
• Disbursement: Single advance or staged supplier payments, depending on structure and milestones agreed.

Costs depend on risk, term, use of funds and security, and may include arrangement fees and documentation fees. Always review total cost of finance, early settlement terms, and any covenants affecting operations during the build.

Planning a stronger application (and reducing disruption)

Healthcare refurbishments are business-critical and highly regulated, so lenders value planning discipline as much as financial strength. A clear, credible plan de-risks the project for everyone and helps you stay on programme. It can also reduce downtime and patient disruption.

Step-by-step preparation

1. Define the outcome: Capacity targets, case-mix changes, infection-control gains and patient experience improvements.
2. Lock the scope: Final drawings, room data sheets, finishes schedule and services design coordinated with suppliers.
3. Cost it properly: Three like-for-like quotes where possible, with a 10–15% contingency line for unknowns.
4. Plan phasing: Maintain partial operations if feasible to protect revenue; agree weekend/night shifts if appropriate.
5. Evidence compliance: Note CQC requirements, HTM/HBN references, fire strategy, pressure regimes and decontamination flows.
6. Model cash flows: Include rent-free periods or landlord contributions, VAT timings and seasonal revenue effects.

Top tip: Many providers are receptive to sustainability measures that reduce energy consumption and waste. Upgrading HVAC for efficiency, LED theatre lighting or water-saving scrub areas can support ESG goals and may unlock additional “green” incentives where available.

Working in healthcare or care environments? Read more about our dedicated support for healthcare business loans and matched providers serving clinics, day surgery centres and care facilities. We’ll help you compare routes and connect with introducers or lenders familiar with clinical standards and staged drawdowns.

Costs, examples, key takeaways and next steps

Refurbishment finance is designed to align repayments with the useful life of your upgrades and equipment. Many healthcare businesses structure payments over three to seven years so that increased capacity and revenue contribute to affordability. Always assess total cost, not just monthly price, and stress-test for utilisation shortfalls.

Illustrative scenarios (not offers)

• Two new treatment rooms: £120,000 combined works and cabinetry plus £60,000 equipment. Possible blend: unsecured fit-out finance for the build and asset finance for devices, matched to expected procedure volumes.
• Day-case theatre refresh: £250,000 including HVAC upgrades, LED surgical lights, scrub area and flooring. Staged supplier payments tied to milestones, plus a revolving facility for deposits and contingencies.
• Dental decon upgrade: £80,000 sterilisation equipment and cabinetry. Equipment on hire purchase with warranties; furniture and finishes via unsecured term finance.

These examples are for guidance only and do not constitute advice or an offer. Eligibility, structure and pricing will depend on your status, sector, and the lenders available at the time you apply.

Quick FAQs

Can VAT be financed? In many cases, yes — via asset finance structures or separate VAT deferral, subject to lender policy. Confirm approach early to avoid cash flow gaps.

Do I need landlord consent? Usually yes for leasehold premises, and funders may require a copy before drawdown. Early engagement with your landlord helps keep timelines on track.

How fast can funds be released? Simple equipment finance can be rapid after approval, while staged construction finance takes longer due to milestone checks. Good paperwork speeds everything up.

Key takeaways

• Yes, you can fund clinical fit-outs and theatre refurbishments using a mix of fit-out finance, asset finance and working capital.
• Be ready with a clear scope, compliant design and staged cost plan to improve lender confidence.
• Consider blended structures to separate equipment from building works and optimise costs.
• Model cash flow and downtime, including VAT timing and contingencies.
• Use experienced healthcare funders that understand CQC, HTM/HBN and infection-control requirements.

Next steps: Share your project outline and figures in our Quick Quote form for a no-obligation matching review. Best Business Loans will connect you with suitable lenders or brokers for clinical fit-outs and theatres, so you can compare options and choose confidently.

Important information: Best Business Loans is an independent introducer. We do not provide loans or credit decisions and do not offer financial advice. Any eligibility checks, decisions in principle and offers are provided by third-party lenders or brokers, who may be regulated by the Financial Conduct Authority where required. All information here is clear, fair and not misleading to support informed decisions, but it is not a recommendation. Updated: October 2025.

About the author

Editorial team — Best Business Loans specialises in commercial funding guidance for established UK businesses, including clinics, dental practices, day surgery centres and care providers. We combine sector insight with AI-powered matching to help you find relevant finance partners quickly and transparently.