Tenant Improvement Contractor in Las Vegas

Built for landlords, brokers and tenants

A tenant improvement usually has more stakeholders than people expect: the tenant who will occupy the space, the landlord or property manager who controls the building, a broker tracking the lease commencement date, a designer, and the local building department. Each of them needs something different from the contractor. Tenants need a space that works on day one. Landlords need the building protected and the work done to their standards. Everyone needs the schedule to be real.

We bid from thorough takeoffs and real subcontractor pricing, so the number you take into lease negotiations holds. And because the same people who bid the job manage it through completion, nothing gets lost between the estimate and the field.

Fast without cutting corners

Speed on a TI comes from preparation, not from rushing the field. We get there through smart scheduling, tight subcontractor coordination and early procurement of long-lead items like storefront, glass, HVAC equipment and specialty finishes. Submittals and RFIs are tracked and answered quickly so design intent stays intact and field work keeps moving.

Our own work: Sustain Vegas

The project photos on this site come from the Sustain Vegas tenant improvement in Las Vegas — an open-plan office buildout with breakroom millwork, a glass partition suite and an exposed steel and concrete ceiling. See the project photos.

The process

Plan and estimate: plan review, takeoffs, subcontractor solicitation and a budget with no lowball numbers. Schedule and coordinate: CPM scheduling, subcontracts and procurement, with owner communication from day one. Build and supervise: active field supervision, weekly owner reports, submittals, RFIs and site safety. Deliver and close: punch list, final inspections, certificate of occupancy, owner training and warranty documentation.

Shell space vs. second-generation space

A cold shell gives the most design freedom but usually means more work — new HVAC distribution, electrical service and panels, plumbing, restrooms, ceilings and finishes. A second-generation suite already has some of that infrastructure, which can shorten the schedule and lower cost when the existing systems fit the new use. The catch is that existing systems have to be verified: HVAC capacity, electrical service size, plumbing locations and fire-sprinkler coverage all change with a new layout. We look at those items early so the bid does not rely on assumptions.

Landlord work letters and TI allowances

If you are leasing, your lease probably includes a work letter that defines what the landlord provides, what the tenant builds, any TI allowance and the landlord's rules for contractors — insurance, approved trades, working hours, roof and riser access and building standards. Reading that document before pricing prevents disputes later. We price against the work letter, coordinate with property management throughout the job and provide the closeout documentation landlords typically require.

Permits in Southern Nevada: plan for the right jurisdiction

The Las Vegas Valley is several permitting jurisdictions, not one. A site inside city limits goes to the City of Las Vegas; much of the Strip corridor and many surrounding areas are unincorporated Clark County; Henderson and North Las Vegas each run their own building and fire departments. Each has its own plan-review queue, submittal format, inspection scheduling and fire-department requirements, and some scopes also need sign-off from another agency — the Southern Nevada Health District for food service, for example. Confirming the jurisdiction and the full list of required approvals is one of the first things we do, because a schedule built on the wrong permit path is not a schedule.

What to have ready when you request a bid

You do not need a finished set of drawings to start a conversation, but the more of the following you can share, the faster and more accurate the first number will be: the address and suite, the approximate square footage, your target opening or move-in date, any architectural or MEP drawings you have (even preliminary), the landlord's work letter or tenant criteria if you are leasing, and a list of owner-furnished equipment. If you have a budget in mind, say so early — it helps us tell you honestly whether the scope and the number fit, and where the trade-offs are.