FF&E and professional-fee ratios

Typical FF&E budget as a percentage of works, and the ESFA professional-fee cap that binds CIF 2026-27 cases.

FF&E as a percentage of works

The LGA Bench. 2024 dataset places FF&E at 6-10% of works on a typical new-build mainstream school, with 8% as the working median used in this calculator[LGA Bench.]. SEN schemes run higher (10-14%) because of hygiene, hydrotherapy and sensory equipment. Sixth-form blocks sit around 7-9% because much of the specialist provision is fitted-out joinery rather than loose FF&E.

What is in FF&E, and what isn't

In: desks, chairs, storage, IT equipment (devices and AV), kitchen white goods on small / staff kitchens, library shelving, soft furnishings.
Borderline: commercial kitchen equipment (often a separate budget line); external play (often a separate budget line); specialist DT / science benching (sometimes works, sometimes FF&E depending on contract).
Out: building-fixed M&E plant, ICT data cabling (works), CCTV / security (works), curtain walling, fitted joinery.

Professional fees: the 10% cap

ESFA CIF 2026-27 caps consultant fees at 10% of works[CIF]. The cap is enforced at business-case stage; cases above the cap need a justification or are queried. In scope: design (architect, M&E, structural), project management, quantity surveying, CDM, condition survey, energy modelling, planning consultancy. Out of scope: statutory fees (planning application, building control), BNG off-site units, legal fees on land or contract.

Tighter than CIF, SRP schemes delivered via CF25[CF25] have integrated design fees within the contractor's tendered total, so the fee cap conversation does not apply in the same way; the comparator is the standard scheme cost-per-place.

See ESFA fee caps for the full enforcement note, or apply 8% FF&E and 10% fees in the calculator.