CASE STUDY– Mesa Office Tenant Improvement
Written By Doug Rusk, Architect
Mesa Office Tenant Improvement
A recent office tenant improvement we performed for a national insurance company showcases a great example of why some businesses are more successful than others. When you’re an insurance business that focuses all day on helping other businesses and individuals with risk prevention, damage protection and safety & Loss control, it’s no surprise to find they are just as smart at handling their own office tenant improvement in a similar way.
So when Mary, their regional Project Manager, needed a reputable General Contractor for her company’s 2875 SF office tenant improvement project in Mesa, she called Joe Harris, managing partner of AZ Construction, LLC. Joe’s first move was to confirm this project qualified for the “Permit By Inspection” program offered by the City of Mesa for minor tenant improvements projects. His second move was to retain Doug Rusk, a principal with DESIGNLine Architects, LLC ASAP, who he knew would make him look good to his client by expediting their design/permit submittal package. And because our client Mary provided a detailed specification package that described all their project goals, Doug’s design team needed only 21 business days from signed design contract to obtain City approved building permit in order to start construction. And Joe’s team needed only 20 business days from building permit approval to finish construction so the tenant could move in.
And as a result of our team’s continuous communication with the City of Mesa, we discovered that the current drinking fountain code requirement could be reduced to only requiring drink cups next to the break room sink. So including the plumbing work that would have been required, this saved the client over $1200.
Mesa Office Tenant Improvement – Scope of Work
Overall, the tenant improvement scope of work on this project was relatively straightforward:
– Removed several decorative walls and ceiling elements in the main room.
– Remove the old ceiling work, and replaced with a new 11’-4” high T-bar ceiling, modified layout of lights and mechanical as required.
– Removed glass door wall in order to open up the front entry.
– Built 3 new walls to create one new office and two conference room. Painted Orange contract color on new office walls shown on left in photo above).
– Added all the necessary electrical outlets, power panel updates, lighting and data lines necessary for 12 cubical work stations.
– Updated paint and flooring throughout entire 2875 SF space.
Have you noticed the growing number of unattended office lobbies these days? In order to create efficiencies in our tenant improvement, we down sized the fancy lobby and instead positioned one of the typical workstations to act as the reception (see image above).
After removing the curved, multi-height ceiling elements and added the new office and conference room (see left side of top picture), we installed a new single height ceiling grid. We saved $1600 by carefully designing the new ceiling grid and lighting so that we didn’t have to move too many fire sprinkler heads. Per Mesa Fire Department codes if you relocate no more than 9 fire sprinkler heads, then you will not be required to submit complete fire sprinkler design drawings to the City of Mesa.
Office Tenant Improvement – Location is Key:
So if you’re business will benefit more exposure, consider some of the moves our subject insurance client performed:
– Find a prominent corner location on a busy intersection with a gas station next door. – Provides great drive by exposure to drivers waiting at a stop light.
– Locate your business between nationally franchised restaurants on one side and a Fed-Ex type postage delivery store on the other side. This will provide continuous walk by traffic that will build familiarity to your brand.
For other great ideas, read this: Cost Effective Tenant Improvement Ideas
About the Author
Doug Rusk is the principal at DESIGNLine Architects, LLC located in Gilbert, Arizona. We specialize in residential and commercial tenant improvement for small and medium sized businesses with expertise in space planning and interior design consulting. We’ll provide your General Contractor a thorough preliminary design packages that will enable an early construction cost estimate to confirm your budget quickly.
Doug Rusk, Architect
DesignLine Architects, LLC
Gilbert, Arizona
480-710-3861
www.designlinearchitects.com
Mesa Building Permit “Shortcuts”
The City of Mesa offers an accelerated process to obtain building permits for minor remodels.
If you haven’t already heard… the City of Mesa offers a “shortcut” to obtain building permits for minor commercial remodel. This special program, called “Permit By Inspection” (PBI), will significantly shorten the Plan Review and Permit Approval process – if your project qualifies.
City of Mesa
Minor Commercial Tenant Improvement
Permit By Inspection (PBI)
The permit by inspection program (PBI) is a voluntary alternative to the standard construction document plan review and building permit approval processes for special projects of certain building uses, occupancies and degree of complexity. The PBI program is intended to provide a stream-lined approach to building permit plan review review and issuance in which senior building inspectors review construction documents in the field and approve the issuance of the building permit. There is a 20% premium for the PBI process on top of the regular building permit fee and other fees.
Benefits of the “Permit By Inspection” (PBI) Process:
- – Typically the Permit By Inspection (PBI) is processed in a 5 day turnaround time (instead of 18 days).
- – Cuts down on paperwork.
- – Much of process is done by email.
- – One contact person who is familiar with the project and special conditions.
- – Construction work can proceeds as the plan review is taking place.
- – Quick response time to changing field conditions.
There are currently no written criteria to determine if your project will qualify for the building permit by PBI process. To learn more, call Clyde at (480) 644-4273.
If your project does NOT qualify for the PBI process, the regular Plan Review Turn-Around Times at this writing are:
Commercial
- – 5 business day PBI review.
- – 18 business days review.
- – 10 day expedite review (100% of building permit fee).
- – Super expedite review with negotiated turn-around time (200% of building permit fee).
Residential
- – 10 business day review (5 days for master plot plans).
- – 5 day expedite review (100% of building permit fee).
Signs
- – 10 business days.
- – Get Your Sign Permit Approved in One Review – 10 Steps!
Over-The-Counter Plan Review
The City of Mesa also offers same day over-the-counter plan reviews for the following projects types:
- – Emergency repairs (water, sewer, gas, electric).
- – “Like for Like” repair/replacement (gas, water, electric).
- – Banner Permits.
City of Mesa
Construction Plan Review and Building Permits 55 N. Center St. Mesa, AZ 85201 PHONE (480) 644-4273 OFFICE HOURS: 7:00am to 6:00pm, M-TH CLOSED FRIDAYS AND HOLIDAYSFor more Building Permit specific details related to cities that you live or work, click on one of the following links: Phoenix, Tempe, Gilbert, Chandler, Mesa, Scottsdale.
About the Author
A Mesa architect will help you avoid many common mistakes that are made with construction projects. No matter what kind of space you need today, we’ll make sure it’s designed for your needs in the future. This will give you future function built into today’s home addition. To discuss your Mesa building permit needs, contact Doug Rusk at 480-710-3861 or email us at drusk@designlinearchitects.com.
Architect in Mesa
Doug Rusk, Architect
DesignLine Architects, LLC
Gilbert, Arizona
www.designlinearchitects.com
Chandler Building Permits – Fast Track
Small Business Benefits from Fast Tracked Chandler Building Permits
Chandler is one small business richer since a new bread making business, Gratifying Grains LLC, opened this week. The new Mother and Daughter owners, Betsy Moore and Megan Moore, said that “because they only planned on a minor remodel, the City of Chandler offered us an expedited process to obtain our tenant improvement building permits.”
But they’re not the only ones. Many new Chandler businesses, who are planning to apply for a minor commercial tenant improvement (TI), have recently utilized this special Chandler program called the Small Business Assistance Program. According to Betsy, “this terrific program significantly shortened the plan review time and building permit approval process for us. “ Because not all construction projects will qualify for this program, she recommended that people call Martin Perez at 480-782-3138 for more information.
Minor Commercial Tenant Improvement
Small Business Assistance Program
The Small Business Assistance Program is similar, but slightly different, to the Permit By Inspection (PBI) program offered at other Southeast Valley cities. Here’s how it works. A four member team from the Development Services staff, called the Small Business Assistance Team, will visit your new tenant space, and then mail you a written letter that identifies any issues of “significant importance” that might have the potential of costing you time and money. This team is available at no cost and is intended to assist the small business community by helping clients navigate the City’s planning, building permit and licensing process.
QUALIFICATIONS:
There are currently no written qualifications to define a “minor tenant improvement”. To learn more, call Martin Perez at 480-782-3138.
215 East Buffalo Street.
Chandler, AZ 85225
Phone: Call Martin Perez at 480-782-3138 to answer expedited method of obtaining building permits.
How Do I Know if I Need a Chandler Building Permit?
May Need a Phoenix Building Permit, if you’re:
- – Moving a sink- requires the proper extension of plumbing.
- – Demolishing a load-bearing wall- means redistributing weight from above.
- – Changing the home’s roof line framing.
- – Punching in a new window or door- requires a new header that carries weight from above.
- – Altering the footprint of your house.
- – Installing new electrical wiring.
You May NOT Need a Phoenix Building Permit, if you’re:
- – Putting in hardwood floor.
- – Installing carpeting.
- – Upgrading your counter tops.
- – Paint
For more Building Permit specific details related to cities that you live or work, click on one of the following links: Phoenix, Tempe, Gilbert, Chandler, Mesa, Scottsdale.
About the Author Building Permits, Building Permits, Building Permits, Building Permits
A Chandler architect will help you avoid many common mistakes that are made with construction projects. No matter what kind of space you need today, we’ll make sure it’s designed for your needs in the future. This will give you future function built into today’s home addition. To discuss your Chandler building permit needs, contact Doug Rusk at 480-710-3861 or email us at drusk@designlinearchitects.com. building permits, Building Permits, Building Permits, Building Permits
Architect in Chandler
Doug Rusk, Architect
DesignLine Architects, LLC
Gilbert, Arizona
www.designlinearchitects.com
Early Construction Cost Estimate Confirms Tenant Budget in Gilbert.
Gilbert Construction Costs have Many Variables.
“We just want to convert a storage closet into a small break area and move a few walls. “
“How much do you think it will cost for our remodel?”
Clients call me with questions like these who are considering the remodel or relocation of their Gilbert business. After the prospective landlord offers a tenant improvement allowance, I’ll get a call asking me to confirm if the offered will be sufficient to cover any costs incurred during the commercial remodel, hoping they will not have to come out of pocket to pay for the construction and design work.
Yes the question is simple, but the answer is never easy and usually followed by a series of disclaimers, taking away all value to the answer.
When lease negotiations start to move quickly, the prospective tenant can understandably become very frustrated when they are asked to execute a contract before fully evaluating their financial commitments. And when the cost of the tenant improvement cannot be established upfront, it makes the decision more difficult to accept any lease offer.
Many Gilbert businesses these days are choosing to make a few minor revisions to their existing office space instead of building a new office building or even undertaking a tenant improvement. Whether dividing up office space to sub-lease a portion of it, or making changes that improve productivity, or attract customers, companies are searching for ways to increase revenue with minimal expense.
Tenant Improvements Costs are Not Easy to Determine.
Despite the fact that your tenant improvement design may appear to be the same as your last one, in truth it has never been built before. Many of the workers that have been hired for your project may not have ever worked together in the past. These new workers may require training in order to address the special conditions of your unique space and be required to interpret a design they have never seen before. It is this diverse combination of workers as well as the unique conditions of your project that drives the fluctuating, unpredictability in labor cost.
Moving walls for tenant improvements is not as straightforward as most people think.
Actually, walls are not moved at all.
- – Existing walls are demolished, and new walls in different locations, are built from scratch.
- – Moreover, changing wall locations requires moving HVAC vents, light fixtures, sprinkler heads, electrical wiring and outlets, telephone and data cabling, and sometimes moldings or wainscoting.
- – Where existing walls are demolished, entire new areas of flooring and ceiling material are usually needed, because simply bandaging the wounds left by demolished walls would be unsightly.
- – This means re-carpeting an entire room or an entire office suite, so the carpet matches throughout.
Many subcontractors (trades) are needed to relocate even one wall, so a General Contractor (GC) must be hired to coordinate the necessary sequence of events amongst the various trades. The GC will hire framing, drywall, HVAC, electrical, cabling, flooring, and demolition trades, and charge a management fee about 10 – 30% above and beyond the total trade’s fees. A minimum amount is charged to make it worth their effort, so small tenant improvement projects in Gilbert can cost more per square foot than large projects.
So back to the all important question, “How much will it cost?”
Alternative Approaches to Remodel Cost Estimates.
- The traditional, old school approach to answer the question of construction cost, is to completely finish a details set of construction drawings (CD’s), and then request competitive bids from at least 3 general contractors. Although this traditional method has been used since the beginning, it doesn’t provide the Owner (tenant) with the final construction costs until too late in the game, many times requiring a stressful period of redesign, rebidding and schedule delays. In addition the General Contractor (the man with the most construction cost knowledge) is kept out of the early design process. As a result and for many reasons, many design professionals have abandoned this dated approach.
- What has proven to be a more preferred, modern approach is called the Design/Build approach. Once the Architect has prepared a preliminary space plan, the General Contractor is brought in to the team to not only provide valuable construction advice, but also to prepare a reasonable cost estimate to pin down the cost question quickly, so the Owner (tenant) can make the decision to move forward or not.
Generally, the Design/Build approach works like this:
- – Once your preliminary space plan design is approved, your general contractor will ensure the project remains on budget, by preparing a construction cost estimate to within a +/- 20% range of variability (we can help you choose a contractor).
- – Then when the construction documents are 75% complete, we will again work with your contractor to refine the construction cost estimate to within a +/-10% range.
- – And when the final project is bid to the subcontractors, the prices are locked in, assuming no design changes.
About the Author
Doug Rusk is the principal at DESIGNLine Architects, LLC located in Gilbert, Arizona. We specialize in residential and commercial remodeling for small and medium sized businesses with expertise in space planning and interior design consulting. We’ll provide your General Contractor a thorough preliminary design packages that will enable an early construction cost estimate to confirm your budget quickly.
Doug Rusk, Architect
DesignLine Architects, LLC
Gilbert, Arizona
480-710-3861
www.designlinearchitects.com
Expedited Scottsdale Building Permits
The City of Scottsdale offers an accelerated process to acquire building permits for minor remodels.
If you’re building a minor residential or commercial remodel in City of Scottsdale and need a building permit, there are special programs in place that will significantly shorten the plan review and permit approval process.
City of Scottsdale
If you meet the following criteria and have a form of payment with you, you may be eligible for an Over the Counter Buliding Permit. The building permit may be processed while you wait, depending on the complexity of the project. Plan check and building permit fees vary depending upon the type of work being done and the valuation.
Smaller Home Remodels/Addition
1. For smaller residential remodels/additions, the City of Scottsdale offers a convenient over-the-counter plan review and building permit process, available Monday through Friday, 8 AM to 4 PM, opening at 10 AM on Wednesdays. Plan Review is completed over the counter at the One Stop Shop.
City of Scottsdale
HOME REMODEL QUALIFICATIONS:
Over The Counter Plan Review
– Home Remodels or Additions less than 1000 SF – no second floor additions.
– Patio additions and enclosures.
– Carports enclosures into garages or livable space.
– Garage conversions to livable space.
– Non-habitable accessory buildings less than 1000 SF.
– Solar panels that are in compliance with City of Scottsdale placement guidelines.
– Properties with non-conforming structures and/or properties, requiring additional research, may be submitted for a standard 20 day review.
– Projects zoned Environmentally Sensitive Lands (ESL) must be submitted for a 20 day review.
– During busy waiting periods, only one plan per customer will be honored.
Minor Commercial Tenant Improvement
2. The City of Scottsdale is now processing minor Commercial Tenant Improvements (TIs) using a two-tiered process that will allow certain types of TIs to be reviewed, and building permits issued, either same day or within 15 days of submittal. building permit, building permit, building permit
City of Scottsdale
COMMERCIAL TENANT IMPROVEMENT QUALIFICATIONS:
Over The Counter Plan Review
– 2,000 sq. ft. MAX
– Group B or M occupancy ONLY
– Single-story, non-structural
– No use changes
– Do not require a Use Permit
– Do not require a Use Permit
– Ask for a Counter Plan Reviewer
15-Day T.I. / Commercial Remodel Review
– Groups A, B, E or M occupancy ONLY
– Non Structural
– No use changes
– No Use Permit required
– No exterior work* (other than roof mounted equipment that is fully screened)
3. Projects north of the CAP will require some planning input before approving for over-the-counter review. Please ask to speak with a Planner.
ADDITIONAL INFO:
4. Fire Sprinklers – Any residential improvement that involves 25% or more of the existing structure; and/or adds more than 25% to the original structure, requires that fire sprinklers be installed in the entire home.
5. Building Code – Any residential improvement that involves 50% or more of the existing structure; and/or adds more than 50% to the original structure, requires that entire structure must be brought up to the current Building Code standards.
6. Water & Sewer improvements may be required.
City of Scottsdale
Regular Plan Review Turn-Around Times
If your project does NOT qualify for the Over The Counter Plan Review process, the regular Plan Review Turn-Around Times at this writing are:
Commercial
– 15 business day review – Tenant Improvement (See item #2 above)
– 20 business day review – Downtown Projects less than 3,000 sq.ft.
– 10 day expedite review (100% of building permit fee)
– Super expedite review with negotiated turn-around time (200% of building permit fee)
Residential
– 20 business day review (5 days for master plot plans)
– 5 day expedite review (100% of building permit fee)
Signs
– 10 business days
– Get Your Sign Permit Approved in One Review – 10 Steps!
To learn more, call 480-312-2500 at the One Stop Shop 7447 E Indian School Road, Suite 105, Scottsdale, AZ 85251
Please Note: The counter plan review is usually available on TUESDAY and THURSDAY (only) from 8:00 AM – 4:00 PM. To learn more, call (480) 350-8341 to verify availability of services.
City of Scottsdale
One Stop Shop Permit Counter Ed Peaser C. B. O.
First Floor, One Civic Center Plan Review Manager
7447 E. Indian School Rd. 480-312-2532
www.ScottsdaleAZ.gov epeaser@scottsdaleaz.gov
(480) 312-2500
For more Building Permit specific details related to cities that you live or work, click on one of the following links: Phoenix, Tempe, Gilbert, Chandler, Mesa, Scottsdale. building permit, building permit, building permit
About the Author
A Scottsdale architect will help you avoid many common mistakes that are made with construction projects. No matter what kind of space you need today, we’ll make sure it’s designed for your needs in the future. This will give you future function built into today’s home or office remodel. To discuss your Scottsdale building permit needs, contact Doug Rusk at 480-710-3861 or email us at drusk@designlinearchitects.com. building permit, building permit, building permit
Architect in Scottsdale
Doug Rusk, Architect
DesignLine Architects, LLC
Gilbert, Arizona
www.designlinearchitects.com
Remodeling Tips for Commercial Tenant Improvements
Remodeling or tenant improvement is a great way to give your office space an updated look that is more customer-friendly. A successful tenant Improvement project (aka Commercial Remodel) should make your offices look more attractive and welcoming, while also increasing efficiency and comfort for employees. That’s a pretty big goal, but it’s quite achievable once you find the right resources. To brainstorm ideas on commercial remodeling, scope out your favorite office space or lobby locations, taking notes on design elements that work well. Then, enlist DESIGNLine ARCHITECTS to give you information about the latest trends in retail spaces.
Find a Architect for your Tenant Improvement
Completing a tenant improvement of your office of lobby takes away from the time your business is open to customers, so it’s crucial to hire an architect who meets deadlines and works around your schedule. Additionally, look for an architect that are licensed, bonded, and insured. At DESIGNLine ARCHITECTS , we simplify the tenant improvement process for you.
Use Lighting for your Tenant Improvement
Lighting can create a certain mood and spotlight products you want to accentuate. Consider using ambient light to fit your business type with track lighting or directional lighting to point customers to featured areas. To create a relaxed mood while complementing products, build lights into shelves and custom cabinets.
The right colors for your Tenant Improvement
Different colors trigger different emotions. For example, the color brown makes most people feel grounded and relaxed. Paint your space in a color that will help you achieve your commercial goals. The Tenant Improvement process can be an intimidating. DESIGNLine ARCHITECTS will help to make the remodeling process more enjoyable and less intimidating. We will also help you to make decisions that will enhance your place of business by guiding you through the entire remodeling process from concept to completion. We will make your space an environment that you and your customers love.
How do I get started?
To set up an appointment contact Doug Rusk at 480-710-3861 or email us at drusk@designlinearchitects.com. The tenant improvement process can be an intimidating. DESIGNLine ARCHITECTS will help to make the remodeling process more enjoyable. We will also help you avoid many common mistakes that are made with construction tenant improvement projects.