COMMERCIAL
CONSTRUCTION
on time, on budget.

Tenant improvement costs vary widely depending on the scope, building condition, and market. A basic cosmetic refresh — paint, carpet, minor electrical — typically runs $30 to $60 per square foot. A full buildout with new walls, MEP systems, ADA upgrades, and custom finishes can range from $80 to $200+ per square foot, depending on complexity. Restaurant and medical buildouts tend to be on the higher end due to specialized plumbing, ventilation, and code requirements. We provide detailed square-foot cost estimates during pre-construction so there are no surprises.

A straightforward office or retail tenant improvement typically takes 8 to 16 weeks from permit issuance to certificate of occupancy. More complex projects — restaurants, medical offices, or spaces requiring significant MEP work — can take 16 to 24 weeks. Permitting timelines vary by jurisdiction and can add 4 to 12 weeks before construction starts. We build detailed schedules during pre-construction with milestone dates you can plan around, and we track progress weekly to keep delivery on target.

A tenant improvement (TI) allowance is a dollar amount per square foot that the landlord contributes toward your buildout. It typically covers permanent improvements to the space — walls, flooring, ceilings, electrical, plumbing, HVAC modifications, and ADA compliance. It generally does not cover furniture, fixtures, equipment (FF&E), signage, or technology infrastructure, though this varies by lease. We help tenants understand their work letter, identify what falls inside and outside the TI allowance, and maximize the value of every dollar the landlord contributes.

Yes. Florida law requires a licensed general contractor or building contractor for commercial construction projects. Unlicensed contracting is a criminal offense in Florida and can result in fines, project shutdowns, and voided insurance coverage. Composite holds Florida CGC license CGC1540052, which authorizes us to perform commercial general contracting throughout the state. We also carry the required insurance, bonding, and workers compensation coverage that commercial landlords and lenders typically require.

A cold shell (or vanilla shell) is a raw space with concrete floors, exposed structure, and basic utility stubs — no HVAC distribution, no finished ceilings, no restrooms. A warm shell includes basic HVAC, a finished ceiling grid, restrooms, and sometimes base electrical and lighting. The distinction matters because a cold shell buildout costs significantly more — you are building all MEP systems from scratch. We evaluate the base building condition during pre-construction and provide accurate cost estimates based on what actually exists versus what your space requires.

We manage all permitting in-house across Florida and California jurisdictions. That includes building permits, fire department reviews, ADA compliance, health department approvals (for restaurants and food service), and any specialty permits required by your project type. In Florida, we work regularly with Miami-Dade, Broward, and Palm Beach County building departments. In California, we navigate LA Department of Building and Safety and local municipal processes. We know which jurisdictions offer expedited review, how to avoid common rejection items, and how to keep the permit timeline from derailing your schedule.

Yes — phased construction and occupied-space work is a core part of what we do. Many of our commercial projects involve tenants who cannot shut down operations during their buildout. We develop phased construction plans that isolate noise, dust, and disruption from active business areas. That includes temporary barriers, after-hours and weekend work where required, and careful coordination of utility shutdowns. We build the phasing plan into our schedule from the start so there are no surprises for you or your customers.

We handle ground-up commercial construction and tenant improvement buildouts across a range of project types: office spaces, retail stores, restaurants and food service, medical and dental offices, fitness facilities, co-working spaces, mixed-use buildings, and hospitality projects. Our sweet spot is projects where the owner or tenant needs a general contractor who can manage the full process — from pre-construction estimating and permitting through construction and turnover — with principal-level involvement and no layers of project managers between you and the person running your job.