TENANT BUILDOUT
INTERIOR FIT-OUTS
Commercial Tenant Build-Outs
Space planning, heavy metal stud framing, drywall, acoustic ceiling grids, and designer commercial flooring.
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COMMERCIAL GENERAL CONTRACTOR • DIV 01 / 02
FL CGC1517295 • CCC1329271
Tenant Improvement Build-Out in Fort Lauderdale, FL
TI projects have tight budgets, tight timelines, and landlords watching every detail. We handle tenant improvement build-outs in Fort Lauderdale with the speed and discipline these jobs demand.
FBC & ADA Standards
Zero Violations
Direct Qualifier CGC
CGC1517295 • CCC1329271
100% In-House Supervision
Zero Subcontracting Gaps
FL STATE LICENSED
CGC1517295 • CCC1329271
100%
In-House Crews • Zero Brokers
COMMERCIAL GENERAL CONTRACTOR • SOUTH FLORIDA
Tenant Improvements That Hit Deadlines and Specs
Tenant improvement build-outs in Fort Lauderdale are where commercial real estate's promise meets construction reality — and where the contractor's ability to deliver on time and on budget determines whether a landlord fills their vacancy or a tenant opens their business on schedule. TI build-outs are the backbone of Fort Lauderdale's commercial construction market, converting raw commercial space into functioning offices, retail stores, medical suites, restaurants, and service businesses every month throughout Broward County. At Planet Construction FL, TI build-out is where we do our best work — organized, efficient, deadline-driven, and delivered with the finish quality that supports both the tenant's brand and the landlord's asset.
Permit Expediting & Engineering
Direct coordination with municipal building officials, registered structural engineers, and life safety reviewers for accelerated approvals.
ADA & Life Safety Compliance
Full ADA Title III accessibility upgrades, fire barrier ratings, egress calculations, and zero-liability inspection sign-offs.
Dual State Licensing
Certified General Contractor (CGC1517295) and Certified Roofing Contractor (CCC1329271) under unified commercial accountability.
Commercial Risk Reality • Liability Exposure
TI Projects Live or Die on Schedule and Budget
Tenant improvement projects don't have margin for error. Your TI allowance is fixed, your move-in date is locked, and your landlord has standards that don't bend. When a contractor mismanages a TI, the tenant ends up paying out of pocket, missing their opening, or both. The whole point of the build-out — getting into a space that helps the business grow — gets buried under stress and overruns.
Mandatory Building Department Benchmark • FBC Standards
Engineered Protocol • Quality Assurance
Tenant Improvements Delivered On Time, On Budget
We deliver tenant improvement build-outs in Fort Lauderdale by treating your TI allowance and move-in date as hard constraints — not suggestions. Detailed scopes, locked-in pricing, weekly progress meetings, and clean coordination with the landlord. Demising walls, finishes, MEP, lighting, and final inspections all run on schedule. The result is a build-out you walk into ready to operate.
Fully documented for municipal building inspection file
COMMERCIAL • MULTI-TENANT • INDUSTRIAL
What Are Tenant Improvements?
Tenant improvements — also called TIs, leasehold improvements, or build-outs — are the construction work performed to customize a commercial space for a specific tenant's use. In a standard commercial lease structure, the landlord delivers the space in a defined condition — ranging from a cold dark shell (utilities not extended into the space) to a warm vanilla box (HVAC, electrical, and plumbing roughed in) — and provides a tenant improvement allowance (TI allowance) to fund the build-out of the space to the tenant's specific requirements. The tenant selects and manages the contractor, and the landlord reimburses construction costs up to the agreed TI allowance amount. Planet Construction FL works within this structure regularly — coordinating directly with landlords and property managers on the allowance disbursement process while executing the build-out to the tenant's requirements and timeline.
TENANT BUILDOUT
ADA COMPLIANCE
ACCESSIBILITY
ADA Title III Renovations
Exterior concrete access ramps, handrails, door clearances, and turnkey ADA commercial restroom remodels.
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STRUCTURAL & MEP
TRADE COORDINATION
Commercial Framing & MEP
Turnkey management of commercial electrical panels, HVAC duct distribution, and plumbing rough-ins under single GC oversight.
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IMPACT STOREFRONTS
BUILDING ENVELOPE
Storefronts & Impact Glass
Heavy-gauge aluminum storefront framing, hurricane impact security glazing, panic push-bars, and ADA automatic doors.
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PERMIT REMEDIATION
MUNICIPAL RESOLUTION
Code Violation Remediation
Legalizing unpermitted work, clearing building department stop-work orders, and resolving expired permits with city officials.
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ARCHITECTURAL COATINGS
FACADE RESTORATION
Commercial Painting & Facades
High-build elastomeric waterproofing, airless spray coatings, and architectural stucco modernization for commercial buildings.
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Regulatory Code Standards • FBC & ADA Compliance
TI Allowance Planning — Getting the Most from Your Budget
The TI allowance is typically the largest single variable in a tenant's build-out budget, and maximizing the value delivered within that allowance is a significant part of Planet Construction FL's preconstruction service. We review the lease's TI provisions, identify exactly what the allowance covers and what conditions the landlord has placed on its use, and develop a build-out scope and specification level that delivers a functional, appealing space within the available budget. Where the tenant's requirements exceed the TI allowance, we identify the scope items that are highest priority and develop a phased approach that uses the allowance on the non-negotiable elements and defers or value-engineers the above-allowance items. This budget-conscious approach is particularly valuable in Fort Lauderdale's current commercial market where construction costs have increased significantly relative to TI allowance levels that were set in prior lease cycles.
Licensed CGC1517295 • CCC1329271 Execution
Direct Municipal Building Department Inspections
Code Assurance Criteria
ENGINEERING PROTOCOL
Sealed Commercial Blueprints
Signed & sealed architectural, MEP, and structural engineering drawings for permit approval.
ADA TITLE III CRITERIA
FBC Chapter 11 Accessibility
1:12 ramp slope tolerances, 32-inch clear door swings, and compliant restroom grab-bar configurations.
FIRE & LIFE SAFETY
NFPA 101 Life Safety Standards
Fire-rated drywall partitions, panic exit hardware, and illuminated egress lighting paths.
THE DUAL-LICENSE DIFFERENCE
Why Hiring a Single-Source General Contractor Saves Projects
Commercial renovations intersect with electrical, mechanical, drywall, and municipal inspections. Dividing trades across brokers causes delays, finger-pointing, and inspection failures.
THE TRADITIONAL MODEL
Disjointed Subcontracting
Hiring separate framing crews, electricians, and finish painters leaves no single party accountable for schedule, safety, or final city inspection sign-offs.
Critical Risk: Multiple markups, inspection stop-work orders, and finger-pointing over punch-list defects.
★ SINGLE-SOURCE GC CONTROL
THE PLANET CONSTRUCTION STANDARD
Unified General Contractor Control
John Kraja directly manages every commercial project phase under dual state licenses (CGC1517295 & CCC1329271). In-house supervision, fast municipal turnaround, and complete trade accountability.
Guaranteed Result: One contract, dedicated site superintendents, zero middleman broker fees, and full warranty protection.
MUNICIPAL RAPIDITY
Accelerated Permit Milestones
We pull commercial master permits directly across Fort Lauderdale, Pompano Beach, Hollywood, Boca Raton, and Miami-Dade. Daily inspection scheduling ensures rapid Certificate of Occupancy.
Turnkey Efficiency: Faster tenant occupancy, reduced business downtime, and full Florida Building Code certification.
Commercial Asset Managers • Property Directors
Minimizing Downtime for Tenants & Landlords
Every day of TI construction that isn't producing progress is a day the tenant isn't generating revenue and the landlord isn't collecting full rent. Planet Construction FL's TI construction management approach prioritizes schedule efficiency — organizing work sequences to avoid idle time between trade phases, pre-ordering materials before permit approval where appropriate, and maintaining daily supervisor oversight to catch schedule issues before they compound. For landlords managing multiple TI projects in a single property simultaneously, we provide the coordination and communication that keeps multiple simultaneous projects from creating conflicts in common areas, loading docks, and building systems access.
Multi-Tenant Commercial Facility Support
Phased construction logistics, off-hours night shifts, tenant coordination, and rapid permit closeouts.
Detailed Commercial Bids with Trade-Itemized Material & Labor Cost Breakdown
Zero-Disruption Execution Schedules for High-Traffic Retail & Medical Facilities
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Direct Qualifier CGC1517295 • On-Site Consultations
RECENT REGIONAL PERFORMANCE • VERIFIED SITES
Documented Commercial Projects • South Florida Portfolio
Engineering-compliant tenant build-outs, ADA accessibility upgrades, and commercial facade modernizations across Broward and Palm Beach counties.
WESTON • RETAIL SHOWROOM
Weston Retail Showroom Build-Out
Custom display wall partitions, polished concrete flooring, exposed ceiling MEP painting, and architectural track lighting.
FORT LAUDERDALE • CORPORATE
Commercial ADA Restroom Modernization
Full Title III accessibility upgrade: structural grab bars, porcelain wall tiles, touchless commercial fixtures, and widened doorway.
POMPANO BEACH • COMMERCIAL PLAZA
Commercial Plaza Facade Restoration
Stucco remediation, expansion joint caulking, boom-lift airless elastomeric coating, and high-visibility tenant parapet refresh.
COMMERCIAL EXPERTISE • CLARITY FOR TENANTS & OWNERS
Frequently Asked Questions • Commercial Construction
Direct answers regarding project schedules, building permits, off-hours execution, and Florida Building Code standards.
Who selects the TI contractor — the landlord or the tenant?
In most Fort Lauderdale commercial leases, the tenant selects and contracts with the TI contractor, subject to landlord approval. Some leases require the tenant to select from a landlord-approved contractor list. A few leases provide that the landlord manages the TI construction and delivers the finished space to the tenant. We work in all of these structures — as the tenant's direct contractor, as an approved contractor on a landlord's list, or as the landlord's build-out contractor delivering space to a new tenant. The specific lease structure is reviewed at the project outset so our contracting arrangement matches the lease requirements.
What happens if TI construction goes over budget?
Costs in excess of the TI allowance are the tenant's responsibility in most lease structures. Planet Construction FL manages the TI construction budget proactively — tracking costs weekly, flagging scope changes promptly, and presenting options for cost reduction before costs exceed the available allowance. Change orders that increase the project cost are presented to the tenant and landlord (where landlord approval is required) with a written cost and schedule impact analysis before the additional work is performed. No scope is added to a TI project without the tenant's written approval of the cost impact.
Can the TI build-out begin before the permit is approved?
In most jurisdictions, construction work requiring a permit cannot legally begin before permit approval. Some Fort Lauderdale landlords allow certain demolition and non-structural work to proceed on a permit-pending basis with their written approval. Planet Construction FL advises each client on what, if anything, can reasonably proceed before permit approval in their specific jurisdiction and building — and we never start permitted work before the permit is in hand.
What is a vanilla box space in Fort Lauderdale?
A vanilla box in Fort Lauderdale's commercial market typically includes concrete floor slab, painted drywall perimeter walls and demising walls, drop ceiling at standard height, HVAC system extended into the space with basic diffuser layout, electrical panel with adequate capacity and basic lighting circuit, and plumbing roughed to a restroom location. The tenant's TI build-out adds interior partitions, specialty mechanical and electrical, flooring finishes, interior doors, millwork, and all tenant-specific improvements. Vanilla box specifications vary by landlord — we review the specific delivery condition with the landlord before finalizing the TI build-out scope and budget.
DIRECT GENERAL CONTRACTOR ACCESS
Schedule a Commercial Consultation & Site Assessment
Discuss your commercial project directly with Qualifying General Contractor John Kraja. We provide site inspections, blueprint reviews, and detailed commercial cost estimates across Broward, Palm Beach, and Miami-Dade counties.