Commercial
Commercial Construction in the Bay Area
Office, retail, medical, and mixed-use construction delivered on the only schedule that matters in commercial work: yours.
Commercial construction is schedule math: every month of buildout is a month of rent without revenue. Our commercial practice is built around that truth — realistic schedules established before lease signing, permits run in parallel with early trades where cities allow, and crews supervised daily so the open date holds.
We work for tenants, landlords, and owner-users across the South Bay: tech office refreshes in Sunnyvale, retail buildouts in San Jose, medical suites in Santa Clara, and the dozens of small-but-critical capital projects — ADA upgrades, roof replacements, façade work — that keep commercial property leasable.
What's included
Tenant Buildouts
Office, retail, and service-business interiors from white shell or second-generation space.
Medical & Dental Suites
Plumbing-intensive, equipment-coordinated buildouts to OSHPD-3-informed standards.
Capital Improvements
ADA path-of-travel upgrades, lobby renovations, roofing, and building-system replacements.
Pre-Lease Due Diligence
Space walkthroughs that price the buildout before you sign — the cheapest insurance in commercial real estate.
Design-Build Delivery
Architecture, MEP engineering, permits, and construction under one contract and one schedule.
How it works
- 1
Space Evaluation
Walk the space pre-lease; flag HVAC, power, plumbing, and ADA cost drivers in writing.
- 2
Design & Pricing
Space plan and line-item budget aligned with your TI allowance and lease milestones.
- 3
Permits
Building, mechanical, health (where applicable), and fire submittals run concurrently.
- 4
Construction
Phased trades, landlord coordination, inspections, and weekly schedule reporting.
- 5
Turnover
Punch list, certificate of occupancy, as-builts, and warranty package.
What it costs
| Project | Typical Range | Notes |
|---|---|---|
| Office TI (second generation) | $80 – $150 / sq ft | Open plan, finishes, lighting |
| Office TI (full reconfiguration) | $150 – $250 / sq ft | New HVAC zones, walls, power |
| Retail buildout | $100 – $250 / sq ft | Use and storefront dependent |
| Medical / dental suite | $200 – $400+ / sq ft | Plumbing & equipment intensive |
TI allowances typically offset $40–$100+/sq ft — we structure scope to maximize landlord contribution.
Frequently Asked Questions
Should I have a contractor look at a space before signing the lease?+
Always. Ten minutes with the electrical panel, HVAC, and plumbing tells us whether your buildout is $100/sq ft or $250/sq ft. That number belongs in your lease negotiation as TI allowance, free rent, or price.
What's a realistic commercial buildout timeline?+
From lease signing: 3–6 weeks design, 4–12 weeks permits (city dependent), 8–20 weeks construction. Total 4–9 months for most projects. We compress by running design, permits, and long-lead orders in parallel.
Do you work with TI allowances and landlord requirements?+
Daily. We document scope to landlord work-letter standards, carry required insurance and lien-release processes, and invoice in the draw format building owners expect — which keeps allowance reimbursements flowing.
Can you handle ADA compliance?+
Yes — and in California you must take it seriously: any buildout triggers accessibility upgrades on the path of travel, restrooms, and entrances (up to the 20% disproportionality cap for smaller projects). We design it in from day one rather than discovering it in plan check.
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