VACANT SUITE IN. SIGNED TENANT WORKING.
Turnover is a countdown to rent. We take the space plan, pull the permits, run the trades, pass the inspections, and hand back a finished suite that is construction cleaned and ready for furniture, without the floor above filing noise complaints.
- PLAN
- SCHEDULE TIED TO LEASE DATE
- PERMIT
- PULLED AND INSPECTED
- QUIET
- LOUD WORK OFF HOURS
- TURNKEY
- CLEANED AND KEY READY
TENANT IMPROVEMENT / PROGRAMS + SCOPE
Buildouts priced against the space plan, not a square foot guess.
A paint-and-carpet refresh and a full demising of a half floor sit at opposite ends of the same catalog. Scope comes from the drawings, the landlord work letter, and what the tenant negotiated.
- *Refresh
- +Buildout
- OKTurnkey
11 trade packages
Demolition, framing, drywall, ceilings, flooring, paint, doors, electrical, data, HVAC modifications, and final cleaning.
Scope the turnover to the lease you signed.
Every package includes permit handling, trade coordination, punch list closeout, and final construction cleaning.
- 01PRG-REFRESH
Refresh
Cosmetic turn
Paint, flooring, ceiling tile replacement, and hardware so a clean suite shows the week it goes vacant
- 02PRG-RECONFIG
Reconfig
Walls moved
Selective demolition and new partitions to fit an incoming tenant into an existing footprint
- 03PRG-DEMISE
Demise
Space split
Demising walls, separate entries, and utility separation to divide a large suite into leasable units
- 04PRG-FULL
Full
Shell to finish
Complete interior buildout from bare shell through inspections, finishes, and key handover
WHAT THE SCOPE COVERS
Everything between the empty suite and the walkthrough.
One manager holds the drawings, the permit file, the trade schedule, and the punch list. Tenants and brokers get one status update instead of conflicting answers from five subcontractors.
STRUCTURE
Selective demolition and haul off
Metal stud framing and demising walls
Drywall, taping, and level finishes
Suspended ceiling grid and tile
FINISHES
Carpet tile, LVT, and base installation
Paint and wall covering
Door frames, slabs, and hardware sets
Millwork, counters, and break room fixtures
SYSTEMS
Lighting, circuits, and panel work
Data cabling and device rough-in
Diffuser and ductwork modifications
Fire alarm and sprinkler head relocation
CLOSEOUT
Permit applications and inspection scheduling
Punch list walkthrough with the tenant
Final construction cleaning
Warranty and closeout documentation
Building work around people who never moved out.
Occupied floor sequencing
Core drilling, demolition, and anything loud runs after hours so neighboring tenants never file a complaint.
Elevator and corridor protection
Protected paths, dedicated freight windows, and daily debris removal keep common areas presentable during construction.
Landlord work letter scope
We separate landlord obligation from tenant allowance in writing so billing does not become a lease dispute.
Turn the suite before the rent clock starts.
One agreement covers demolition through final cleaning with a schedule you can share with your broker.
COMPARE PROGRAMS->TENANT IMPROVEMENT MANAGEMENT
ONE MANAGER HOLDING EVERY TRADE.
Your facility manager sequences the trades, chases the inspector, and runs the punch list. You approve drawings and change orders instead of refereeing a jobsite.
- 01
PRICE THE PLAN
Drawings, the work letter, and site conditions are reviewed into a line-item budget with a dated schedule.
- 02
PERMIT AND MOBILIZE
Applications are filed, protection is installed, and trades are booked against the lease commencement date.
- 03
BUILD AND INSPECT
Work is sequenced by trade with inspections scheduled as each phase closes and progress photos sent weekly.
- 04
PUNCH AND HAND OVER
The tenant walks the suite, punch items are corrected, the space is construction cleaned, and keys change hands.
READY FOR A TENANT IMPROVEMENT PROPOSAL?
SEND THE PLAN. GET A REAL NUMBER.
Request a buildout estimate. You get a line-item budget, a trade schedule, and a hand-back date before demolition begins.
- DEMO
- FRAMING
- CEILINGS
- FLOORING
- POWER
- PUNCH