Commercial

Commercial tenant improvements, designed and built by one firm.

Offices, industrial, and retail spaces — architecture, permits, and construction under one contract.

We design and build commercial tenant improvements across Orange County and Los Angeles — offices, industrial and warehouse space, and retail. One licensed firm handles architecture, permits, and construction, so the schedule is managed as one schedule.

What we build

Accessibility is usually part of the scope

Many alterations to commercial space trigger accessibility upgrades to the path of travel under California Building Code Chapter 11B — the entrance, restrooms, and routes serving the altered area. We identify these during design so they are priced before you sign a lease commitment or a construction contract, not discovered at plan check.

Why one firm for a TI

Tenant improvements run against opening dates and rent start dates. When design, permits, and construction sit with one licensed firm, plan check corrections, field changes, and landlord requirements are handled by the same party — no finger-pointing between architect and contractor.

Commercial questions

When you alter an existing commercial space in California, the building code often requires you to improve the accessible route to the altered area — such as the entrance, restrooms, and drinking fountains serving it — under California Building Code Chapter 11B. The required scope depends on the project; we identify it during design so it's in the budget from the start.
Under California Building Code Section 11B-202.4, Exception 8, when the adjusted construction cost of an alteration is at or below the annual valuation threshold, path-of-travel upgrades can be limited to 20% of the adjusted construction cost. The Division of the State Architect set the 2026 valuation threshold at $209,208. Above the threshold, the 20% limit does not apply. We calculate this during design so accessibility scope is in the budget from the start.
In Southern California, a basic office build-out with standard partitions, ceiling, lighting, and HVAC modifications typically runs $60 to $120 per square foot, including design, permits, and construction. Build-outs with new restrooms, breakroom or kitchen facilities, specialized mechanical systems, or high-end finishes can range from $120 to $200+ per square foot. We can price your space plan before you sign the lease, so you can negotiate the TI allowance with real numbers.
It depends on scope, plan check workload in your city, and long-lead items like HVAC equipment or storefront systems. We build a combined design, permit, and construction schedule at the start so you can plan around your lease dates.
Yes. We coordinate with landlord work letters, building standards, and approval processes as part of design, so landlord review and City plan check move in parallel where possible.
AS

Written by Aaron Song — licensed architect and general contractor

CA Architect License #C-42133 · CSLB #1152969 (B - General Building Contractor) · EPA Lead-Safe Certified Firm · Master of Architecture, Harvard
Last updated October 2026. Code references are to California law as of this date; your City's review of your specific project governs.

Planning a build-out? Talk to us before you sign.

A consultation before lease signing can surface accessibility and permit scope early. English or Korean.

Request a Consultation