What can I fund with fit-out finance (shopfitting, M&E, furniture, EPOS, CCTV, etc)?
Short answer: what fit-out finance typically covers
Fit-out finance can fund most tangible items and works needed to refurbish or equip commercial premises, including shopfitting, mechanical and electrical (M&E) installations, furniture and fixtures, flooring, lighting, EPOS and IT, CCTV and security, signage, and more. It can also often include delivery, installation, and project management costs associated with those assets. Exact eligibility depends on the lender, the asset types, your supplier quotes, and your company’s profile.
Core categories you can usually fund with fit-out finance
Shopfitting, carpentry and joinery
Finance can cover bespoke counters, shelving systems, display units, gondolas, back-of-house cabinetry, and reception desks. Wall systems, partitions, doors, trims, and specialist finishes are commonly fundable. Many lenders accept both bespoke and modular fixtures if supported by supplier invoices.
M&E (mechanical and electrical) and building services
Typical items include HVAC units, ductwork, air handling, boilers, heat pumps, and associated controls. Electrical distribution, consumer units, containment, cabling, and sockets are often eligible. Lighting schemes, emergency lighting, power upgrades, and energy-efficient systems are frequently covered.
Furniture, fixtures and equipment (FF&E)
Office desks, task chairs, meeting tables, storage, and soft seating are fundable across most sectors. For hospitality and retail, banquette seating, bar counters, back-bar systems, and display refrigeration are common. Healthcare, education and leisure furniture can also be supported if used for business purposes.
EPOS, payments, and retail technology
EPOS terminals, touchscreens, barcode scanners, receipt printers, and cash drawers can be financed. Self-checkout, kiosks, tablets, payment devices, and retail software licenses are often eligible. Networking hardware, routers, switches, and structured cabling can be included within the project.
CCTV, access control and security
IP cameras, NVRs, access control readers, door entry systems, alarms, and monitoring equipment are typical inclusions. Shutters, grilles, bollards, and safes may be fundable where evidenced by supplier quotes. Installation, commissioning and maintenance plans are often accepted when bundled with the hardware.
Flooring, ceilings and finishes
Carpet tiles, LVT, vinyl, safety flooring, resin, and hardwoods are usually eligible. Suspended ceilings, acoustic panels, and ceiling grids are commonly financed in packaged fit-outs. Wall finishes, specialist paints, hygienic wall cladding, and back-of-house linings are frequently supported.
Signage and brand elements
External signage, fascia, totems, and projecting signs are typically eligible. Internal wayfinding, menu boards, window vinyls, and brand feature walls are often included. Digital signage displays, media players, and content systems can be financed as part of the fit-out.
Examples of items lenders regularly support
- Retail: counters, EPOS, display units, CCTV, lighting, signage.
- Hospitality: kitchen equipment, extraction, bar servery, refrigeration, seating.
- Offices: desks, chairs, meeting pods, AV screens, access control.
- Healthcare: reception desks, treatment room furniture, hygienic surfaces.
- Gyms: reception fit-out, lockers, flooring, CCTV, turnstiles.
Sector-specific funding examples
Retail and eCommerce showrooms
Fund customer-facing shopfitting, merchandising systems, and lighting to optimise conversion. Back-of-house racking, packing benches, and EPOS integration can be included. Digital signage, click-and-collect counters, and security tagging are often eligible.
Restaurants, bars and cafés
Finance can support commercial kitchens, extraction, and grease management systems. Front-of-house counters, seating, bar equipment, and lighting are typical. Payment terminals, table-ordering devices, and CCTV can be wrapped into one project.
Offices and professional services
Desking, ergonomic seating, collaborative zones, and meeting room AV are commonly funded. Access control, visitor management, CCTV, and secure storage can be covered. Acoustic treatments, lighting upgrades, and energy-efficient HVAC are often included.
Healthcare, dental and care providers
Reception areas, clinical-grade furniture, and hygienic wall cladding can be supported. Treatment room fit-outs, storage, task lighting, and privacy systems are eligible. Nurse call systems, CCTV, and compliant access control may be included with evidence.
Industrial units and warehouses
Office fit-outs within industrial sites are commonly financed. Welfare facilities, canteens, and locker rooms are often eligible. CCTV, access control, LED lighting, and mezzanine floors may be supported depending on scope.
Gyms, leisure and hospitality venues
Reception counters, retail areas, and changing rooms are usually fundable. Flooring, acoustic solutions, turnstiles and access control can be included. Bar or café fit-out, EPOS, and digital displays are often financed as part of the package.
Bundling multi-supplier projects
Many providers allow multi-supplier invoices to be consolidated into one agreement. This makes staged payments, delivery scheduling, and installations easier to manage. You remain in control of supplier choices while smoothing cash flow.
What’s commonly included, sometimes included, and usually excluded
Commonly included items
- New FF&E, fixtures, and shopfitting elements with supplier invoices.
- EPOS, IT networks, Wi-Fi, CCTV, alarms, and access control hardware.
- HVAC, lighting, electrical upgrades, and compliant emergency lighting.
- Flooring, ceilings, partitions, and hygienic finishes.
- Signage, digital screens, and brand features.
- Delivery, installation, commissioning, and training when bundled.
Sometimes included (lender-dependent)
- Professional fees, design, project management, and surveys.
- Software licenses and subscriptions tied to EPOS or digital signage.
- Refurbished equipment, where provenance and warranties are clear.
- Mezzanine floors and minor building works that are part of the fit-out.
- Maintenance contracts and extended warranties within an overall package.
Usually excluded or restricted
- Property purchase, major structural works, or landlord improvements outside the demise.
- Pure soft costs with no associated asset, unless specifically accepted.
- Domestic items or anything not used wholly for business purposes.
- Cash expenses without invoices, or retrospective costs already paid.
- Items with insufficient lifespan relative to the term requested.
Evidence lenders may request
- Detailed quotes/invoices showing itemised assets and install costs.
- Floor plans, M&E schedules, and supplier proposals.
- Company financials, bank statements, and directorship details.
- Proof of premises (lease, licence, or ownership) and insurance.
How fit-out finance is structured and paid
Common structures: lease, hire purchase, or unsecured loan
Finance lease: spread the cost while the lender owns the asset during the term. Residual or secondary rentals may apply at end of term. Useful for items with clear ongoing utility.
Hire purchase: pay in instalments with ownership typically passing at the end. Suitable when you want the asset on balance sheet from the start. Often used for larger plant and HVAC.
Unsecured loan: flexible for mixed soft costs or multi-supplier projects. Terms vary based on credit profile and trading history. Useful when assets are difficult to collateralise.
Terms, VAT and staged payments
Typical terms range from 12 to 84 months, subject to asset life and underwriting. Some agreements allow VAT deferral or fund VAT for a short period. Staged payments can be made direct to suppliers against milestones.
Security, guarantees and multi-supplier projects
Personal guarantees may be requested, especially for SMEs. Asset debentures, cross-company guarantees, or deposit contributions might be required. Many lenders can bundle multiple supplier invoices into one agreement.
Step-by-step: preparing a strong application
- Define your scope with a clear bill of quantities and floor plan.
- Gather itemised quotes for FF&E, M&E, EPOS, and install costs.
- Prepare management accounts, bank statements, and VAT status.
- Share lease details and target go-live dates for staged funding.
- Compare structures and terms, and plan for end-of-term options.
For a deeper overview, explore our dedicated guide to fit-out finance, including use cases and funding routes.
Eligibility, costs, compliance and how we help
Typical eligibility factors
- UK limited companies with established trading histories.
- Demonstrable affordability and stable cash flow.
- Premises secured or in legal progress, with landlord consents as needed.
- Supplier quotes or pro forma invoices for the fit-out scope.
What drives overall cost
- Term length vs asset life, and whether assets are new or refurbished.
- Company credit profile, sector risk, and security offered.
- Project complexity, staged payments, and number of suppliers.
- Prevailing interest rate environment and lender appetite.
How Best Business Loans helps
We introduce you to lenders and brokers who actively fund fit-outs across UK sectors. Our AI-led process matches your profile and project scope to relevant providers. It’s fast to submit, with no obligation to proceed.
Important information and compliance
Best Business Loans is an independent introducer, not a lender or credit broker. We do not provide financial advice or make lending decisions. Any funding is subject to status, provider terms, and affordability assessments.
Promotions are designed to be clear, fair and not misleading. We focus on established UK companies and do not currently support start-ups, sole traders, franchises, or property finance. Always consider independent professional advice before committing.
Frequently asked questions about fit-out finance
Can I include installation and project management? Yes, many providers will include delivery, install, commissioning, and reasonable project management when bundled with assets.
Is software for EPOS or digital signage eligible? Often yes, especially perpetual licences or multi-year subscriptions tied to the hardware package.
Can multiple suppliers be covered under one agreement? Yes, many lenders will consolidate itemised invoices and pay them in stages against milestones.
Can VAT be financed? Some lenders offer VAT-only loans or short-term VAT deferrals, subject to status and timing.
Are refurbished assets acceptable? Sometimes, if warranties and provenance are clear and asset life matches the term.
Do you work with start-ups? We focus on established UK companies and do not currently support start-ups or sole traders.
Key takeaways
- Fit-out finance can fund shopfitting, M&E, FF&E, EPOS, CCTV, signage and more.
- Installation, delivery, and software can be included when bundled with assets.
- Structures include leases, hire purchase, and unsecured loans.
- Eligibility and rates depend on your company profile and project scope.
- Our platform connects you with suitable providers for your sector and needs.
Ready to explore your options? Complete a short Quick Quote to check likely eligibility and get introduced to relevant partners. There’s no obligation, and your details are handled securely and confidentially.
Written by the Best Business Loans Editorial Team. Updated October 2025. This content is for information only and is not financial advice. Any finance arranged will be provided by third-party lenders or brokers, subject to their terms and status.