Tenant Improvement Plan Sample Drawings

The Tenant Improvement Process — From Design to Substantial Completion

When the twenty-four hour period finally arrives and you lot are set to sign a charter agreement with your landlord, you feel excited to brainstorm a new chapter for your business. Negotiations went well, you are comfy with the lease terms, and y'all are ready to gloat in your new space. You know your employees volition exist re-energized and you are looking forward to showing off your new space to your clients. You've set up goals for your company and at present a major milestone has been achieved.

Designing, preparing and constructing your space are the next hurdles to focus on. Unfortunately, this can often take longer than the charter negotiation process. These side by side phases can likewise bring new challenges considering so many more than people become involved – architects, engineers, interior designers, general contractors, subcontractors, numerous equipment suppliers (rug, ceiling tile, furniture, drywall, lighting, mechanical, electrical, plumbing, and millwork, just to proper name a few), plan expeditors, governmental plan reviewers, governmental inspectors, and burn down marshals, also as data and phone cabling contractors. It's a lengthy listing and delays incurred by any i of them means more than fourth dimension elapses before you lot can occupy your new space. Managing this unabridged process is similar being an orchestra conductor trying to get all the musicians to play from the same sheet music.

To assist provide clarity near all these necessary steps, we've prepared this article to assist tenants in agreement the tenant improvement process and why it can accept so long before your space can exist ready for occupancy.

During the lease negotiation procedure, a space plan and a general telescopic of work was prepared, which illustrates how your space volition be laid out to work best for you and your business concern. The number of offices, conference rooms, workstations, and break rooms were determined. Now that space plan needs to be expanded into full construction drawings to include architectural and engineering science plans and to provide all the details to make the space special for you and your business. The architectural plans typically include:

1. A demo plan showing which walls will be removed
2. A construction plan depicting where new walls will be synthetic
3. A list of wall and door details describing the types of walls (i.e., demising, partial acme, insulated) and doors (i.due east., solid core, hollow core, pocket doors)
4. A finish schedule detailing the specific rug (i.eastward., manufacturer, color and manner numbers), paint colors, blazon of ceiling tile, and millwork designs.

An engineer and so prepares the mechanical, electrical and plumbing plans. These plans will item:

1. The mechanical ducts, layout for diffusers, and air balancing requirements
2. The lighting design, including the types of fixtures to exist installed and where, and the location of all electrical outlets
3. All plumbing needs for sinks, dishwashers, garbage disposals and private restrooms within the suite

Typically, the programme development stage takes ii-3 weeks. After all the plans take been completed, they should exist carefully reviewed by both the landlord and tenant. At Kenwood, nosotros bask meeting with tenants during this time to help ensure that the space is going to encounter your needs and to explain any of the information being conveyed in the plans. Plans can often exist x-30 pages long and appear very intimidating to those who are unfamiliar with them.  At Kenwood, we also have every tenant officially sign off on the plans earlier whatsoever work will begin. One time the plans are approved past you, nosotros are ready for the adjacent phase.

The side by side 2 elements of the process typically happen simultaneously — plan submission and bidding. Plans should exist submitted, reviewed and approved by the local jurisdictions for completeness and safe. Most jurisdictions in the Washington/Baltimore region contain multiple "stations" for program review.  Examples of each station include mechanical, electric, plumbing, zoning, and fire & life prophylactic. Each of these stations reviews their specific elements of the plan and can either approve the plans or provide comments which then require further modification past the builder and/or engineer, followed by resubmission to accost the program reviewer'due south comments. Once all the plan reviewers have approved the plans, so a building permit volition be issued. This process can take iii-8 weeks.

While plans are proceeding through the permit procedure, they can too exist submitted to various full general contractors for pricing. General contractors volition typically send the plans to their subcontractors and desire to schedule a site walk-thru. They volition then compile their prices from all the subcontractors and submit a bid. This is besides the ideal time to determine if any of the specified finishes will cause schedule delays or are no longer available. The overall bid process typically takes 2-3 weeks.

Once bids are received, they demand to exist carefully reviewed. In the hundreds of bids that Kenwood has received and reviewed, inevitably the bids are not exactly "apples to apples" and require farther investigation and understanding. Some bids will identify certain exclusions, or modified work hours (straight fourth dimension versus overtime), and some will unintentionally leave certain critical details out. The goal in reviewing the bids so carefully is to ensure that all the details prepared by the builder and engineer are covered in the contractor's pricing, that the piece of work will be completed within a reasonable time frame, and to reduce the likelihood of unforeseen weather condition that so incur a corresponding change order which impacts the overall price. Once all these factors are known and understood, we are ready to award the project to a full general contractor. This process typically takes 1-two weeks.

At last, construction is fix to commence. The allow has been issued, the general contractor has lined up their subcontractors, the subcontractors have started to club materials and you, our tenant, will finally begin to see your ideal work environment starting time to take shape.

Every day going forward, you will see your space being transformed into your dreams. Demo by and large happens quickly, followed by wall layout, mechanical, electrical and plumbing "rough-ins" and stud installation. At Kenwood, we perform structure direction services in-house, having overseen millions of dollars in projects over the past two-plus decades. We always schedule weekly construction progress meetings with the contractors and invite our tenants to nourish equally well. When questions or problems arise during construction, we encourage our tenants to participate in the decision-making process. Afterwards all, y'all volition be occupying the space for a significant amount of time. Additionally, as you run into the infinite beingness built, y'all and your employees will become increasingly excited about the new image and "vibe."

While construction is proceeding, the general contractor and their subcontractors volition be scheduling numerous required inspections with the local jurisdiction. The number and frequency of inspections is extensive, just a necessary part of the process. Past fashion of example, below is a detailed list of the inspections that were required on a recent construction projection.

• Plumbing Groundwork Inspection
• Partial Framing: Walls
• Partial Electric: Walls
• Plumbing Rough-in: Walls
• Framing Rough-In
• HVAC Inspection: Ceiling
• Electric Inspection: Ceiling
• Plumbing Inspection: Ceiling
• Sprinkler Inspection
• Ceiling Close-in Inspection
• Final: Electric
• Final: Plumbing
• Final: HVAC
• Burn Marshall Inspection
• Final: Edifice

Clearly, inspectors add together to the overall time needed to construct your space. Each inspection must be canonical before additional work tin can proceed. If something is not canonical, then the inspection must exist repeated, until it is satisfactory. All these inspections are needed to be completed earlier the utilise and occupancy document will exist issued. In nigh jurisdictions, a final inspection must occur prior to your taking occupancy and operating your business from the space. The structure process, including inspections, typically runs iv-8 weeks.

At long concluding the procedure comes to an stop, moving day is here and you lot are set to enjoy the new space that you have worked so difficult to occupy.

At Kenwood, we are always happy to discuss the tenant improvement process with our tenants. We understand how important transparency, articulate advice, and trust is when partnering with you, our tenant. You can rest assured that when you lot partner with u.s.a. at that place will be no surprises. We'll exist right in that location with yous each step of the fashion, navigating issues that arise during the tenant improvement process, and celebrating alongside you lot and your squad when you occupy your new infinite for the start time.

For more than information and to view our tenant testimonials, visit our website:

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Source: https://www.kenwoodmgt.com/industry-articles/the-tenant-improvement-process-from-design-to-substantial-completion

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