How we work
A buildout that runs like a project, not a favor
Every job follows the same disciplined path: walk the space, put it in writing, permit it, build it, close it out with the inspectors and your landlord.
Step 1: Tell us about the space
Send the estimate form with your name, phone number and project type. We reply to arrange a walkthrough. We can walk the space before or after you sign the lease; before is better, because the delivery condition and the work letter shape what the buildout really costs. Our shell conditions guide explains what to look for.
Step 2: The walkthrough
The licensed contractor, not a salesperson, walks the space with you. We measure, check what is above the ceiling grid and behind the walls we can see, ask how your business runs day to day, and talk honestly about budget. The age of the HVAC, the electrical service, the plumbing and the roof all change what a buildout should include.
Step 3: A written scope and line-item price
You receive the scope of work, the materials, and the price in writing, itemized line by line. No vague allowances where a number is knowable, and no pressure. The document is written so you can attach it to a lease negotiation or hand it to your landlord or lender. If you want to adjust the scope to fit a budget or a tenant improvement allowance, we revise it together before anything is signed.
Step 4: Drawings and plan review
Most commercial work needs drawings sealed by a Florida-registered architect or engineer. We build to your design team's drawings or coordinate one for you. Then we prepare the permit application and file it with the office that covers your address; commercial review in Sarasota and Manatee counties includes fire and accessibility review, not just building review. Our permits guide covers every local office.
Step 5: Construction
Trades are scheduled around the building's rules and your opening date. In occupied buildings we contain dust, protect common areas, coordinate deliveries with the property manager and plan loud work around business hours. Owner-requested changes are priced and approved in writing before they proceed, so the final invoice matches the contract plus the changes you chose.
Step 6: Inspections, punch list and closeout
We close out the required inspections, complete the punch list, and hand over the closeout documents your landlord or lender asks for. You get a finished space with its permit record closed and a 3-Year workmanship warranty in writing.
Questions about our process
How long does it take to get an estimate?
We schedule the site visit around your availability, and the written estimate follows once the scope is measured and priced. Complex scopes, like medical space or work that needs engineering, take longer to price than a straightforward office suite because we would rather be accurate than fast.
Do I pay anything for the estimate?
No. Estimates are free and there is no obligation.
Can our business stay open during construction?
Often, yes. We phase work, contain dust and noise, and schedule loud tasks around your hours. Our 8th Street West buildout in Bradenton was delivered while the building stayed operational. Whether your own space can stay open depends on the scope, and we answer that honestly at the walkthrough.
Who prepares the construction drawings?
Most commercial projects need drawings prepared and sealed by a Florida-registered architect or engineer. If you already have a design team, we price and build from their drawings. If you do not, we coordinate one as part of the project.
Do you work with our architect?
Yes. We build to your sealed drawings, flag constructability and budget issues while changes are still cheap, and coordinate directly with your design team through construction.
What does closeout include?
Final inspections closed out, the punch list completed, and the closeout documents your landlord or lender asks for, plus a 3-Year workmanship warranty in writing.
Free on-site estimates
Ready to plan your buildout?
Tell us about the space. The licensed contractor walks it with you, measures, and gives you a written scope and price. No obligation.
- Written pricing
- Permits handled
- 3-Year warranty