Tenant improvements
Build-outs and renovations inside existing commercial space, offices, retail shops and suites, planned backward from the date you need to open.
Commercial
Commercial construction in Kitsap County
New buildings, renovations and expansions for offices, retail, banks and light industrial owners, with pre-construction services and general contracting.
Who this is for
This service is for owners, developers and operators building or renovating business space on the peninsula: offices, retail, banks, light industrial and shop buildings, and mixed-use. Ian Laughlin started his career as a superintendent on dialysis and medical centers, banks and other commercial construction, and that is the experience we bring to this work. For work inside an existing building, see tenant improvements.
What's included
- Pre-construction: budget, schedule and constructability review while the design is still moving
- Delivery as general contractor on bid or negotiated work, building from your architect and engineer's drawings
- Site work, utilities, foundations, structure and envelope for new buildings
- Renovation and expansion of existing buildings, including work in spaces that stay in use
- Coordination of the fire protection, mechanical, electrical, plumbing and low-voltage trades
- Accessibility, fire and life-safety requirements built into the schedule from the start
- Permit and inspection coordination with the city or county, including utility and fire reviews
- Closeout: testing, inspections, a punch list, and handover documents
How the work runs
Step 1: Pre-construction
Budget, schedule and constructability feedback while the design is still moving.
Step 2: Procurement
Trade scopes are defined and priced so that bids can be compared on equal terms.
Step 3: Permits and mobilization
Permit review with the authority, site setup and long-lead orders.
Step 4: Construction
Site work, structure, envelope and systems, with a weekly schedule and cost update to the owner.
Step 5: Closeout
Testing, inspections, a punch list, and the documents the owner and the building department need.
On the Kitsap Peninsula
Commercial projects on the peninsula answer to a short list of authorities and a long list of conditions. In Poulsbo, Bremerton, Port Orchard and Bainbridge Island the city is the permit authority; in Silverdale, Kingston and the other unincorporated communities it is Kitsap County. Fire access and flow, stormwater, utilities, accessibility and the commercial energy code all feed the schedule, and several are reviewed by different offices.
Site conditions matter as much as they do on a house. Glacial till and wet winters affect grading and foundations, and critical areas, steep slopes and shoreline can limit where a building can go. Tenants and owners often need to keep operating, so phasing and after-hours work are planned early rather than negotiated on site.
We would rather talk through scope and budget before design is far along. Our pre-construction service is built for that, and it works whichever delivery method you choose.
Permit guides
The office that issues the permit depends on the parcel. Start with the authority that covers yours.
What it costs
We price commercial work from drawings and a defined scope. The Estimate Desk's tenant-improvement type covers office and light retail inside an existing shell, and you can see it on the tenant improvements page. New buildings and larger renovations are priced from plans.
The drivers are building size and type, site and utility work, structure, fire protection, mechanical and electrical loads, finish level, accessibility, phasing in a building that stays open, and permit and utility fees. We separate trade scopes so you can compare them and see what a change would do.
Questions about this work
Do you build as the general contractor?
Yes. As general contractor we build from your architect and engineer's drawings, on bid or negotiated terms. We also offer pre-construction services with your architect: budget, schedule and constructability feedback while the design can still change.
Can you build while my building stays open?
Often. It takes planning: phased work, dust and noise control, protected paths, and after-hours work for noisy tasks. The earlier we know the building has to keep operating, the better the schedule can be built around it.
What drawings do you need to price a commercial project?
For a firm price, a full set of architectural and engineering drawings and the project specifications. Earlier, we can give a planning budget from a program or a concept plan, with assumptions and unknowns stated.
What does pre-construction cover on a commercial job?
Budgeting, scheduling and constructability review while the design develops, plus a map of the permit and utility reviews. It is the stage where a builder's input has the most effect on cost. See pre-construction.
Can you work with my architect and engineer?
Yes. Commercial work is usually coordinated with an owner's design team, and we work with yours. We give written cost and constructability feedback and try to raise problems while drawings can still change.
Which commercial projects have you completed?
We list completed projects on the projects page only when the client has given written permission. Ian Laughlin's background, before JKM, includes work as a superintendent on dialysis and medical centers and banks. Ask us for details on any project type.
Talk with us about commercial construction
Call Ian Laughlin at (206) 226-1988, or send the details and we will set up a site visit.