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TENANT IMPROVEMENTS

Our seasoned team of tenant improvement architects work closely with landlords, property managers and tenants to make spaces ready for leasing or fulfilling landlord-responsible modifications and upgrades before a tenant takes possession of a space.

We work with potential tenants to determine feasibility during the leasing process as well as representing the landlord’s interests during that process all with the goal of getting a tenant into a space as quickly as possible.

We frequently work with companies such as Equity Residential, Cushman & Wakefield, Federal Realty Investment Trust, Blackstone, VanBarton Group, Seagate Properties among others.  More frequently than not, we continue the design process with tenants to achieve the goal for their space whether it is a restaurant, retail store, or office.

Our team of tenant improvement architects and designers are experienced in the needs of landlords and tenants and work quickly to get spaces occupied faster.

WHAT WE DO

SERVICES

SITE INVESTIGATION &
SURVEYS
LEASE OUTLINE DRAWINGS
(LODs)
RECORD
DRAWINGS
DEMISING
PLANS
FEASIBILITY
STUDIES
ACCESSIBILITY
UPGRADES
FIT
PLANS
SPACE
PLANS
CONCEPT
DESIGN
DESIGN
DEVELOPMENT
FURNITURE, FIXTURES &
EQUIPMENT (FF&E)
3D
RENDERING
BUILDING STANDARD
FINISHES
DEMOLITION
DOCUMENTS
CONSTRUCTION
DOCUMENTS
PERMIT
COORDINATION
CONSTRUCTION
ADMINISTRATION
WHO WE WORK WITH

CLIENTS

CONSTRUCTION ADMINISTRATION

Our team is here for you and your contractor during the construction process to provide responses to Requests for Information (RFIs), shop drawing review and site observation to keep your project on-time, on-budget and builders to the task.

PERMIT COORDINATION

We walk our clients' permits through local building departments to expedite the permitting process and provide clarity to plancheckers.

CONSTRUCTION DOCUMENTS

When the design phase is complete we generate detailed construction documents for permitting and to guide contractors as they construct your space. We bring in any necessary engineers to assist in the completion of the CDs for permit approval.

DEMOLITION DOCUMENTS

When remodeling or getting a space ready for a new tenant, you'll need to demolish anything in the space you don't want to remain. We're here to draft demolition documents for permitting and to guide contractors in their demolition

BUILDING STANDARD FINISHES

When a landlord wants to remodel a building or purchases a building they enlist our help to establish design and finish standards for the entire property including everything from paint to carpet and bathroom faucets. We present our finalized finish board to the client in physical and electronic format so it can be easily sent to relevant parties.

3D Rendering

Part of the design process is providing our clients with 3D Renderings of their space so it is easy to visualize and make changes before designs are finalized.

FURNITURE, FIXTURES & EQUIPMENT (FF&E)

During the FF&E phase we will take a client's input and wishes and present them with furniture, fixtures and equipment that meet their needs and aesthetic to be added to the space upon the completion of construction.

DESIGN DEVELOPMENT

During the Design Development phase we work to develop a client's existing design or the work done in concept design in full to finalize material selections, specifications and finalizing design options.

CONCEPT DESIGN

We work with clients to turn their vision and their organization's ethos into a functional space. During the concept design process clients can expect to work closely with TECTA staff and receive design options in the form of layouts, sketches, material selections and 3D renderings.

SPACE PLANS

Space Planning is the first step in generating a floor plan and encompasses the overall layout on a basic level before work is started on Construction Documents.

FIT PLANS

We work with landlords and tenants to generate fit plans to determine if spaces will meet the program needs of the client and is a typical part of any commercial leasing process and is a useful tool to provide clarity for both the landlord and tenant.

ACCESSIBILITY UPGRADES

Codes change periodically and with those changes come the need for upgrades to keep your building or space compliant with local, state and federal accessibility guidelines such as the Americans With Disabilities Act (ADA). We can make your facilities compliant or illustrate that they are already compliant.

FEASIBILITY STUDIES

With the knowledge gathered from performing due diligence, we study the feasibility of sites and locations to determine if they meet the needs of clients and their program requirements.

DEMISING PLAN

We generate demising plans designed to illustrate how one or more spaces will be demised into smaller individual spaces in the conceptual stage of a project. After a demising plan has been completed and a client has approved the plan the next step is to start demolition documents, if needed, construction documents and consult a Mechanical, Electrical and Plumbing (MEP) engineer so that they can place utilities and services as needed.

RECORD DRAWING

Record Drawings, like LODs, illustrate the current conditions and layout of a space with the primary difference being the additional detail and inclusion of any engineering drawings or observations completed by a consulting engineer.

LEASE OUTLINE DRAWING (LOD)

We generate a drawing illustrating a spaces that is available to be leased or an area or space that is currently leased or occupied. Our LODs are done expeditiously so that brokers have what they need to lease client spaces.

SITE INVESTIGATION & SURVEYS

We perform Site surveys and Due Diligence early in the process to help you make informed choices and develop budgets early. Existing building constraints must be carefully reviewed so that equipment and utilities can be properly placed.