The problem: A linear cycle of fit outs
Most fit outs follow a wasteful linear model:
- Materials are installed to create an interior suited to a tenant’s needs.
- After several years, the space is refurbished, and old materials are removed.
- These materials are discarded, often ending up in landfills or incinerators.
- New materials are purchased and installed, repeating the cycle.
This approach is costly, environmentally damaging, and particularly problematic in commercial real estate, where frequent tenant turnover and shifting workplace trends lead to constant renovations.
The growing demand for sustainable fit outs
As businesses and tenants become more aware of the environmental impact of their office fit-outs, particularly in light of increased regulations and carbon tracking frameworks such as the Global Reporting Initiative (GRI) and Task Force on Climate-related Financial Disclosures (TCFD), there is a growing demand for solutions that reduce waste, lower emissions, and promote sustainability in the built environment.
At the same time, the widespread adoption of remote and hybrid work has led businesses to reassess their office spaces. Many are downsizing or repurposing existing spaces, while others are embracing a more flexible, hybrid approach. Even with some companies pushing for a return to the office, data suggests office attendance is unlikely to return to pre-pandemic levels.
This shift in workplace culture highlights the pressing need for the adaptive reuse of office spaces. Traditional workplaces are being transformed into co-working hubs, residential units, or mixed-use developments – each requiring a fit-out. Without a circular approach, however, this can lead to excessive material waste and unnecessary resource consumption.
The opportunity: Circular fit-out strategies
A circular approach to fit outs moves away from the take-make-waste model. At a high level, these are the core principles:
- Designing for longevity – Select durable, high-quality materials that withstand multiple use cycles.
- Reusing existing materials – Refurbish, repurpose, or resell materials instead of discarding them.
- Tracking materials for future use – Leverage digital tools to identify materials and their reuse potential.
- Reducing waste and emissions – Keeping materials in use for longer significantly lowers environmental impact.
Circular fit outs are better for both the environment and the bottom line, reducing disposal costs and minimizing the need for new material purchases.
Madaster’s digital support
Embracing sustainability requires data and visibility into resource value. Madaster’s Material and Asset-Level Passports provide asset owners and developers with a structured approach to tracking material use, ensuring compliance, and optimizing asset management.
A quick breakdown on how it works:
- Every material and product in a space is registered with details on its composition, lifespan, and reuse potential.
- Integration with Building Information Modeling (BIM) and asset management systems allows for material tracking throughout a building’s lifecycle.
- With clear insights into what materials exist in a building, stakeholders can plan for reuse rather than defaulting to replacement.
To explore Madaster’s Material Passport and access our FAQs, click here.
Koba Case Study: circular workspaces in action
Koba, a flexible workspace provider, is driving transparency and data-driven decision-making in the interiors market. Rather than relying on broad sustainability claims, Koba focuses on providing evidence. Through its partnership with Madaster, Koba is tracking, analyzing, and communicating the circularity of its fit outs, offering clients clear insights into material reuse, embodied carbon, and long-term sustainability.
Sustainability is central to Koba’s business model. As demand for ESG-aligned workspaces grows, the company proves that circular choices make both environmental and commercial sense.
By using standardized components, modular design, and emphasizing transparency, Koba is setting new standards in the sector. As Rob Stewart, Koba’s Strategy & Sustainability Director, explains, “Madaster enables us to store and visualize circularity data and having the ability to display that within our sites will be a big part of our brand proposition.” Koba is offering workspaces that are not just functional and aesthetically pleasing but also built with long-term sustainability in mind.
As the company notes on its website, “We’re proud to create beautiful spaces that are functional for a new world of work, and we do this with sustainability as a core part of our strategy.
Read more how Koba is capitalizing on the commercial potential of circularity.
Conclusion
Becoming more circular and sustainable is no longer optional. Regulations are tightening, and there is growing pressure to assess ESG compliance and reduce carbon emissions. Office fit-outs remain one of the most resource-intensive and wasteful practices—but small changes can have a big impact.
With the right data and systems in place, businesses can take control of their interior material flows and contribute to a more sustainable real estate sector. While applying circularity to entire structures is crucial for a sustainable built environment, what’s inside matters too. Every material kept in use is one less item contributing to pollution—something we simply can’t afford.
