Internal Fit-Out Work SWMS
Internal fit-out including partitions, ceilings, doors, joinery, and final finishing for commercial spaces.
SWMS variants reference your state's WHS legislation. Instant download after payment.
This SWMS covers internal fit-out work in commercial buildings — the refurbishment or first-fit of tenanted office, retail, hospitality, and institutional spaces where the base-build structure is substantially complete. It is written for fit-out contractors who manage multi-trade sequencing under a head-contract or as subcontractor to a base-build builder, for project managers coordinating partition, ceiling, joinery, electrical, data, and mechanical trades in occupied or partially occupied premises, and for self-performing fit-out crews on small-scale commercial refurbishments.
Internal fit-out is not a single trade — it is the integrated management of several trades working in a confined interior envelope under tight programme pressure. The hazards are dominated by coordination failures (trades working above and below each other), concealed services (pre-existing electrical, hydraulic, and fire systems), and — in any building with structural elements older than December 2003 — the risk of disturbing in-situ asbestos-containing material. Some individual activities trigger HRCW (demolition above load-bearing elements, falls above 2 m from platforms), but general fit-out coordination does not automatically engage Schedule 1 of the WHS Regulation 2025. This SWMS is written as the coordination document that sits above the individual trade SWMS. It does not replace trade-specific SWMS for electrical, ceiling fix, or joinery work. This document is CIH-authored against the current regulatory baseline.
Hazards identified
11 hazards covered, sorted by priority.
Inhalation of airborne asbestos fibres leading to mesothelioma and lung cancer; cement-sheet wall linings, vinyl floor tiles, and textured ceilings in buildings pre-December 2003 are high-probability ACM locations.
Electrocution or arc flash burns to a worker drilling, cutting, or fixing into partitions without circuit identification; a leading source of serious electrical incidents on fit-outs.
Respiratory irritation; crystalline silica exposure where patch-cutting into concrete or masonry; occupational asthma from repeated exposure; WES for respirable dust 3 mg/m3 and crystalline silica 0.05 mg/m3.
Fatal or permanent injury from falls greater than 2 metres triggering HRCW Category 3; mobile scaffolding in narrow corridors is a common failure point.
Head, shoulder, or eye injury to workers at floor level during concurrent above-head work.
Fire in a finished tenancy with loss of life, loss of tenant assets, and smoke damage across multiple floors; fit-out hot work is the single largest source of tenancy fire-claim losses.
Third-party injury, noise complaint, and business-interruption exposure where work transmits noise, vibration, or dust to neighbouring tenancies.
Dropped objects and exposure to concurrent trade hazards (welding arc, laser, dust) where the PC has not enforced a sequencing programme.
Compromise of fire compartmentation through unsealed service penetrations — an ongoing building-compliance risk that outlives the fit-out and exposes the PCBU to retrospective liability.
Lower-back and shoulder MSD from repetitive handling of awkward and long-format material across an extended fit-out programme.
Delayed emergency response; building-security conflict; unwitnessed falls or medical events.
Control measures
Hierarchy-of-controls order: elimination → substitution → isolation → engineering → administrative → PPE.
- 1Pre-start hazardous materials survey for any building constructed before 31 December 2003 or with unknown construction date: a competent person inspects the work areas and records ACM locations before any strip-out commences. A refurbishment and demolition survey (UK HSG264-equivalent approach) is best practice.
- 2Asbestos controls if ACM is confirmed: any non-friable removal above 10 m2 requires a Class B licence holder; friable removal requires a Class A licence holder per r. 485 of the WHS Regulation 2025. See the Asbestos Removal SWMS for licensed removal scope.
- 3Electrical isolation per AS/NZS 4836 and AS/NZS 3000 (Electrical installations — Wiring Rules) before any wall or ceiling penetration in unfamiliar construction: circuit identified and isolated at the DB, locked out, tested dead; work permit issued for the affected zone.
- 4Fall prevention: scissor lifts and EWPs selected per AS 2550.10 for the specific access height and task; EWP operators hold WP (or similar) HRWL; safety harnesses connected to EWP anchor points where manufacturer requires; mobile scaffolding assembled to AS/NZS 1576.3.
- 5Hot work permit for every welding, grinding, or soldering operation; fire watch posted for 30 minutes minimum after hot work ceases; combustible materials cleared to 10 m or protected with fire blanket; base-build fire detection isolated only with written authority and notification to the tenancy-management team.
- 6Trade sequencing plan issued by the fit-out manager at programme start: no two trades work vertically over each other without written coordination; ceiling-grid trades programmed ahead of partition finish so dust falls are controlled; finishing trades (painting, joinery install) sequenced after dust-generating trades complete.
- 7Service penetration fire-stopping: every penetration of a fire-rated element is re-instated with a product-approved fire-rated system (e.g. Hilti CFS or equivalent intumescent collar/sealant) within the shift the penetration is made; photo record kept with the as-built documentation.
- 8Dust control: HEPA vacuum extraction at source where feasible (track saw, drywall sander); wet-cut for any silica-generating operation; P2 respirator for workers in dust-generating zones; floor protection (hard-faced boards) to allow sweep-up without contamination of finished surfaces.
- 9After-hours and occupied-building protocol: access via the base-build security desk; after-hours lone-worker sign-in and buddy-call system; building-services isolation coordinated with facility management at least 48 hours in advance; no hot work after-hours without fire detection re-enabled and a fire watch maintained.
- 10Manual handling: mechanical aids (panel trolleys, board lifters) for partition and plasterboard handling over 15 kg per sheet; team lifts for any load above the single-person limit; stud stock cut at delivery to length to eliminate re-handling at work face.
- 11Signage and public interface: temporary wall signage at public entry points; dust-control zippered door where fit-out abuts occupied space; interface walks conducted weekly with building management and affected tenants.
- 12White Card (General Construction Induction CPCCWHS1001) verified at induction for every trade; trade-specific competencies (electrical licence, EWP ticket, asbestos competency for removal personnel) verified against task.
- 13Daily pre-start coordination meeting chaired by the fit-out supervisor; all trade foremen attend; the day's sequencing, any above/below interaction, and any base-build notifications are covered and recorded.
- 14PPE baseline: hard hat (where overhead work is concurrent), high-visibility vest (Class D minimum within the active fit-out zone), safety footwear, eye protection, and hearing protection during noisy operations. RPE (P2) available at the zone entry for dust-generating tasks.
Applicable Codes of Practice
Establishes the HRCW framework, SWMS requirements, and Principal Contractor duties that apply to any fit-out project where a PC is engaged.
Binding guidance on identifying, managing, and controlling ACM during strip-out in pre-2003 buildings.
Applies to all ceiling and high-level work above the 2 m threshold using EWPs and scaffolding.
Governs repetitive handling of partition stock, plasterboard, and ceiling grid throughout the fit-out programme.
Applies to any hot work performed during fit-out including welding, grinding, and oxy-cutting operations.
Technical compliance baseline for fire compartmentation, service penetrations, and finish specifications in commercial fit-outs.
Who this is for
- →Fit-out contractors managing multi-trade refurbishment of commercial tenancies.
- →Head contractors delivering retail, office, and hospitality fit-outs as self-perform or managed trade packages.
- →Project managers coordinating fit-out trades within an occupied or partially occupied building.
- →Self-employed fit-out contractors working small-scale refurbishment who require a documented coordination SWMS.
- →Facility managers and tenant representatives reviewing incoming fit-out documentation before access is granted.
What you receive
- ✓Editable Microsoft Word document (.docx) with fit-out coordination fields pre-structured.
- ✓Title page with PCBU name, ABN, building address, tenant, Principal Contractor (if separate), and revision date fields.
- ✓Hazard register with the 11 hazards listed above — each with consequence, inherent risk, controls, and residual risk on a 5x5 matrix.
- ✓Trade sequencing matrix template showing which trades can and cannot work concurrently in shared spaces.
- ✓Pre-start hazardous materials survey template for pre-2003 buildings.
- ✓Hot work permit template linked to base-build fire detection isolation approvals.
- ✓Consultation record for HSR sign-off and worker input per s. 47 of the WHS Act.
- ✓Legislation schedule pre-populated for NSW with a state-variance table for VIC, QLD, SA, WA, TAS, NT, ACT.
- ✓Review-and-update log for tracking SWMS amendments across the fit-out programme.
Worked example
A fit-out contractor is engaged to deliver a 650 m2 accounting-firm office fit-out on Level 12 of a 1987-built commercial tower in North Sydney, NSW. Programme is 10 weeks with five subcontractors (partitioning, ceilings, electrical, data, joinery) working in a sequenced multi-trade programme. Before mobilisation a hazardous materials survey identifies asbestos-containing vinyl floor tiles beneath the existing carpet and residual AC flue lining in the old kitchenette — both scheduled for removal by a Class B licensed contractor under a separate SWMS. This umbrella SWMS covers the remaining coordination: electrical isolation before partition penetrations, after-hours access approved by the building manager, fire-stopping of partition penetrations through the existing fire-rated corridor wall, and sequencing of the painting trade after ceiling grid is fully closed. Weekly coordination meetings capture any programme shift. The SWMS is reviewed and updated at the midpoint when the scope expands to include a replacement VRV condenser on the roof — introducing work at height above 2 m and triggering Category 3 HRCW, for which a separate SWMS is prepared.
Related legislation
- Work Health and Safety Act 2011 (NSW) — s. 19 primary duty of care; s. 27 officer due diligence; s. 46 consultation, cooperation and coordination; s. 47 consultation with workers.
- WHS Regulation 2025 (NSW) — r. 50 (airborne contaminants), r. 78 (falls), r. 419-444 (asbestos management), r. 485 (asbestos removal licences), r. 309 (PC duty to prepare WHS Management Plan).
- National Construction Code 2022 — fire compartmentation, fire-rated construction, and accessibility requirements applicable to commercial fit-outs.
- Environmental Planning and Assessment Act 1979 (NSW) — where fit-out exceeds exempt/complying development thresholds requiring DA or CDC.
- Retail Leases Act 1994 (NSW) — fit-out scope alignment with lease obligations and make-good provisions.
- Strata Schemes Management Act 2015 (NSW) — where fit-out is within a strata tenancy requiring by-law or owners corporation approval.
Frequently asked questions
Does this SWMS replace the trade-specific SWMS from each subcontractor?
No. This is a coordination SWMS that covers the fit-out contractor's own management of multi-trade work — sequencing, isolation, hazardous materials handling, and interface with the occupied building. Each trade subcontractor performing HRCW (electrical, welding, EWP work) must still provide their own SWMS covering that specific activity. The fit-out contractor collects and reviews those trade SWMS as part of the PC duty under r. 309.
What triggers an asbestos survey before fit-out work starts?
Under the Code of Practice: How to Manage and Control Asbestos in the Workplace, any building constructed or refurbished before 31 December 2003 must be presumed to contain ACM unless a competent-person survey confirms otherwise. If the existing building's asbestos register is current and accurate, that register may be relied on. If no register exists or the register is out of date, a pre-fit-out refurbishment and demolition survey is best practice before any wall or ceiling penetration.
When does internal fit-out work become HRCW?
General coordination and finishing trades are not HRCW. Specific activities become HRCW at the thresholds in Schedule 1: work at heights above 2 m (Category 3), use of powered mobile plant including EWPs (Category 13), demolition of a load-bearing structure (Category 18), and work requiring asbestos removal (Category 12). Where those thresholds are crossed, a specific SWMS is required in addition to this umbrella document.
Can work be done in an occupied tenancy simultaneously with the adjacent fit-out?
Yes, with controls. Dust-control zippered doors, separate after-hours hot work programming, noise-limited day windows agreed with the adjacent tenant, and coordination through the building manager are the typical controls. Formalise the arrangement in writing with the adjacent tenant and the building manager before work starts. Any concurrent hot work must have separate fire-watch arrangements for the occupied tenancy.
Does this cover GPO and light replacement only (no wall changes)?
Partially — the electrical isolation and permit controls in this SWMS apply. However, minor electrical-only work (replacing outlets, fixtures) in an unchanged existing layout is typically covered by an electrician's own trade SWMS rather than a fit-out SWMS. Use this document where the scope includes partition changes, ceiling changes, or multi-trade work. For electrical-only scope, the Electrical Work SWMS is the correct document.
Document details
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