FF&E / OS&E Procurement

FF&E (or 'furniture, fixtures and equipment') is the collection of items that, following the creation of an interior design scheme, must be designed, specified, purchased and installed in a project to achieve the final intended look, feel and functionality for the client.

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While FF&E (Furniture, Fixtures and Equipment) refers to the large, often bespoke items integral to the design and function of a space—such as sofas, tables, lighting and case goods - OS&E stands for Operating Supplies and Equipment. It includes the smaller, often consumable or replaceable items necessary for the day-to-day operation of a space, particularly in hospitality and commercial environments.

OS&E typically encompasses everything from glassware, crockery and cutlery to linens, cleaning equipment, and back-of-house tools. In a hotel, for example, the bed would fall under FF&E, while the bedsheets, pillows and hangers would be categorised as OS&E.

The key distinction lies in permanence and integration: FF&E is often fixed or semi-fixed and directly contributes to the design intent and capital value of a space, whereas OS&E is generally more operational, functional, and transient. Procurement processes for OS&E tend to be more volume-driven and less design-led, though they require the same diligence in planning, logistics and client communication.