Complete project · Commercial
Commercial Build-Outs & Tenant Improvements
Tenant improvements and build-outs for offices, retail and service spaces – planned around your lease, landlord work letter and opening date.
Overview
A build-out turns a shell or a previous tenant’s space into one that works for your business. It sits inside a lease, a landlord’s rules and an opening date, so the project is as much about coordination as construction. We manage tenant improvements for offices, retail and service businesses from space planning through permits, construction, inspections and certificate of occupancy.
You may have a layout in mind, or a complete set of drawings from your architect. Either is welcome. We coordinate the architect and MEP engineer when needed, or review your documents and the landlord’s work letter so that what is drawn, what the landlord provides and what the tenant pays for are clear before pricing.
Many build-outs happen in occupied buildings. We plan working hours, deliveries, noise and shutdowns around the landlord’s requirements and neighboring tenants, and around your own operating schedule if you are expanding or renovating a space you already use.
Who it’s for
- Businesses leasing a new office, retail or service space
- Tenants renovating or expanding a space they already occupy
- Landlords preparing vacant suites for lease
- Medical, professional and personal-service businesses with specific layout needs
- Tenants with architect-prepared drawings who need a builder to price and build them
What’s included
Typically included
- Review of the lease work letter, landlord standards and existing conditions
- Space planning and design coordination, or review of your drawings
- MEP engineering coordination for power, lighting, HVAC distribution and plumbing
- Permit coordination and landlord submittal and approval process
- Demolition of previous improvements and protection of the base building
- Partitions, ceilings, doors, finishes and millwork
- Electrical, plumbing, HVAC and fire protection modifications by licensed partners
- Restrooms and accessibility features as required for the use
- Inspections, certificate of occupancy coordination, punch list and final cleaning
Common exclusions
- Base-building work the landlord is responsible for under the work letter
- Furniture, workstations and equipment unless included in the scope
- IT equipment and service provider installations beyond cabling scope
- Exterior signage fabrication unless included; permits and coordination can be part of the project
- Costs the lease assigns to the landlord or to building management
Every proposal lists its own inclusions and exclusions in writing.
Materials, design options & upgrades
How pricing works
A build-out budget starts with the work letter. We separate landlord-provided items from tenant scope, then give an early range based on space size, use and finish level. As drawings are completed we refine it, and the contract price is set from a defined scope with allowances for open selections.
The budget includes the trades the space needs – demolition, partitions, ceilings, electrical, HVAC, plumbing, fire protection and finishes – so do not add separate trade estimates on top of it. If the landlord’s allowance applies, we document the costs in the format the landlord requires. Changes are priced as change orders before work proceeds.
What changes the cost
- Size of the space and density of rooms
- Condition of the shell and the existing systems
- Landlord work letter and building standards
- HVAC, electrical and plumbing changes required by the use
- Fire sprinkler and fire alarm modifications
- Restroom and accessibility requirements
- After-hours or phased work in an occupied building
- Finish level, millwork and AV or cabling scope
Typical stages
Lease and space review
We review the work letter, landlord rules and existing conditions and give you an early budget range.
Design and engineering
Space planning, architectural and MEP drawings are completed – or yours are reviewed – and the budget is refined.
Landlord approval and permits
Drawings go to the landlord for approval and to the building department for permit, and long-lead items are ordered.
Demolition and rough work
Previous improvements are removed, partitions framed and licensed partners rough in MEP and fire protection, followed by inspections.
Finishes
Ceilings, drywall, doors, flooring, paint, millwork and fixtures are installed and checked.
Inspections, CO and turnover
Final inspections and certificate of occupancy are coordinated, then punch list, cleaning and turnover so you can move in.
What affects the schedule
- Landlord review of drawings and building management access rules
- Building department plan review and inspection availability
- Lead times on HVAC equipment, storefront, doors and hardware
- Permitted working hours and after-hours requirements in occupied buildings
- Your lease commencement and planned opening date
Services within this project
- Custom Design Coordination
- Feasibility, Estimating & Budgeting
- Mechanical, Electrical & Plumbing Engineering
- Permit Coordination
- Interior Demolition
- Wood & Metal Framing
- Acoustical Ceilings & Partitions
- Electrical Installations, Panels & Lighting
- HVAC Systems, Ductwork & Ventilation
- Plumbing, Fixtures & Water Heaters
- Fire Protection & Signage Coordination
- Commercial Restrooms
- Storefront Glazing
- Structured Cabling & Wi-Fi
- Hardwood, Luxury Vinyl & Carpet
- Punch Lists, Inspections & Turnover
Questions & answers
What is a work letter and why does it matter?
It is the part of the lease that defines what the landlord provides and what the tenant builds or pays for. Reviewing it first keeps the scope and budget accurate and avoids paying for work that is the landlord’s responsibility.
Can you work while our business is open?
Yes. We can phase the work, build temporary partitions and schedule noisy or disruptive tasks after hours, depending on the building’s rules.
Do we need a certificate of occupancy?
Often, especially for a new tenant or a change of use. The building department decides; we coordinate the final inspections and documents required to obtain it.
Can you work with the landlord’s preferred vendors?
Where the landlord requires specific vendors for fire alarm or other building systems, we include them in the schedule and scope.
Start here
Tell us about your project.
A short form — three steps, a few minutes. Share plans or photos if you have them. We’ll review it and follow up using the contact details you provide.