Commercial Tenant Improvement contractor —
Seattle & Puget Sound.
TI work lives or dies on schedule. We pre-clear landlord scopes, file with the jurisdiction quickly, and stage trades so tenant move-in dates hold.
TI work lives or dies on schedule. We pre-clear landlord scopes, file with the jurisdiction quickly, and stage trades so tenant move-in dates hold. The fastest way to lose a TI job is missing a date; the second fastest is missing a landlord requirement.
What we build
SCOPE- 01Office + retail buildouts
- 02Landlord scope coordination
- 03MEP + life-safety
- 04ADA compliance
- 05Demising walls
- 06Move-in coordination
Phased process
PROCESS- 01
Landlord scope coordination
Review lease, work letter, and landlord standards. Pre-clear scope with property manager.
- 02
Permit + drawings
Permit filing through jurisdiction; expedited review where available. Mechanical, electrical, plumbing engineering as scope requires.
- 03
Demo + rough
Selective demo, framing, electrical, plumbing, mechanical, life-safety rough-in.
- 04
Finish
Drywall, paint, flooring, ceiling, millwork, signage, low-voltage.
- 05
Move-in coordination
Final inspections, life-safety testing, certificate of occupancy, tenant handover.
Spec sheet
SPEC- +Demising walls with proper fire and acoustic rating
- +Commercial-grade flooring (carpet tile, LVT, polished concrete)
- +Acoustic ceiling tile or open-ceiling with painted deck
- +Commercial millwork (reception, breakroom, conference)
- +Low-voltage rough (Cat-6, fiber, AV pre-wire)
- +ADA-compliant restrooms, accessibility features
Cost drivers
COST- Building class (A/B/C)Class A tenant standards higher than Class B/C
- Use type (office vs retail vs medical)Medical and food service 2–4× office cost per sf
- Demising vs full buildoutDemising walls only $30–$60/sf → full buildout $75–$250/sf
- Permit timelineJurisdiction varies 4–16 weeks; affects total schedule significantly
Codes & permits
COMPLIANCE- IBC + WA amendments
Commercial buildings under International Building Code. Egress, fire-rating, ADA, accessibility requirements apply throughout.
- WSEC commercial
Commercial energy code requires specific lighting power density, HVAC efficiency, and envelope compliance.
- WA accessibility (ANSI A117.1 + WAC 51-50)
Specific accessibility standards beyond ADA in WA. Required on most TI work.
Is commercial tenant improvement the right call?
- →Tenant move-in to new commercial space
- →Existing tenant expansion or reconfiguration
- →Office, retail, or light medical/food TI
- →Demising walls for landlord pre-leasing
TI questions
FAQQ.01
How fast can you complete a TI?
Demising walls only: 4–6 weeks. Standard office TI: 8–12 weeks. Medical or restaurant: 14–22 weeks. Permit time is usually the critical path.Q.02
Do you do restaurant work?
Yes — full restaurant and food-service TI including grease ducts, hood systems, walk-in coolers, and health-department coordination.Q.03
Can you work after-hours in occupied buildings?
Yes — common for retail and Class A office where daytime construction isn't acceptable. After-hours rates apply.
Official resources & sources
- Source ↗ADA 2010 Standards for Accessible Design
- Source ↗WSEC 2021 Residential Energy CodeEnvelope, HVAC, hot-water and air-sealing requirements
- Source ↗WA HB 1110 — Middle housing lawStatewide middle-housing zoning preemption
- Source ↗WA HB 1337 — ADU statewide rulesTwo-ADU baseline, no owner occupancy, parking limits
- Source ↗WA Dept. of Commerce — ADU resources
- Source ↗WA L&I contractor license lookupVerify Golden State ADU Builders Inc · GOLDESA747LZ
- Source ↗Washington State Building Code CouncilStatewide adopted codes (IRC, IBC, WSEC)
Ready to scope your ti project?
Send a paragraph and the address. A licensed PM replies within one business day with next steps.
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