Commercial code is a different rulebook
Commercial spaces come under the building code rather than the residential code. Occupancy classification, exit counts and widths, fire-rated demising walls, accessible restrooms and routes, emergency lighting and exit signs, and sometimes sprinkler and alarm modifications all apply. Most jurisdictions require stamped architectural drawings. We work with architects and engineers who handle these projects regularly and manage the submittal for you.
Landlords and leases
Most leases set out who pays for what, what condition the landlord delivers, the amount of any tenant improvement allowance and which building rules contractors must follow. Send us the work letter early. We prepare pricing in the format landlords need for allowance reimbursement and coordinate with property management on access, hours and insurance certificates.
Keeping you open
For renovations of an operating business we schedule noisy and dusty work for evenings and weekends, phase the project so part of the space stays in use, and keep customer areas clean and safe. Speed matters, but passing inspection the first time matters more, since a failed inspection is what truly delays an opening.
How the work runs
- Site and lease reviewExisting conditions, landlord requirements and your operational needs.
- Design and code reviewArchitect drawings, engineering and budget developed in parallel.
- PermitCommercial plan review, which takes longer than residential and needs to start early.
- Build-outFraming, mechanical, electrical, plumbing, finishes and inspections through to certificate of occupancy.
What moves the price
We do not publish square-foot prices, because they mislead more than they help. These are the factors that actually change the number on a proposal.
- Condition of the space: bare shell versus second-generation.
- Plumbing requirements such as restrooms, shampoo bowls or exam sinks.
- HVAC and electrical capacity.
- Fire protection and alarm modifications.
How long it takes
Four to twelve weeks of construction after permit. Commercial plan review can take several weeks.
Permits
Always required, along with a certificate of occupancy before opening. The fire marshal typically inspects as well. See our guide to which projects need a permit.
Light Commercial Build-Outs questions
Do I need an architect?
For most commercial work, yes. Stamped drawings are required for permit. We bring one in as part of our service.
Can you work within my tenant improvement allowance?
We design to a budget and tell you early if the wish list and the allowance do not match.
What types of spaces do you build?
Offices, retail, salons and barbershops, fitness studios and small professional suites. We do not take on ground-up commercial buildings or restaurants with heavy kitchen exhaust.