Tenant Finish and Commercial Build-Out
Turning an empty shell, or somebody else's old layout, into your space.
A build-out is new construction inside an existing building: a shell space finished for its first tenant, or an old layout stripped and rebuilt for a new one. The electrical work is all of it — the panel, the circuits, the lighting and the controls — fitted around walls, ceilings and a schedule that usually ends with an opening date.
ThreeCo did the build-out electrical and lighting for Inspired Play Cafe in Merriam, Kansas — a bright, kid-focused cafe built to handle high traffic and long hours. We take build-outs for owners, for tenants and as the electrical sub for general contractors.
What a build-out involves
- Make-safe and removal of the previous tenant's electrical work.
- A panel sized for the new use, or a new feed from the building service.
- Circuits for the new layout: receptacles, dedicated equipment circuits, data and AV power.
- Lighting design and fixtures, with the controls the energy code requires for the space.
- Exit and emergency lighting for the new layout.
- Testing, the final inspection and the label on every circuit.
What is different about a build-out
The building sets the limits. What the landlord's service can deliver to the suite, where the existing feeders run and what the shell already has all decide what the new space can do — a restaurant going into a former office suite needs far more power than the suite was built for. Finding that out before the lease is signed is cheaper than finding it during demolition.
Build-outs also run to a date. The tenant has rent starting and an opening planned, so the electrical schedule is tied to the framing, the ceiling grid and the inspections, and a late fixture package can hold up a certificate of occupancy.
How ThreeCo does it
We walk the space with the plans, check what the existing service and panel can carry, and price the layout. Our CEO, Bob DeFries, whose background is in electrical engineering and architectural design, works on the lighting and the power layout so the space looks right and has power where the equipment actually sits. A crew led by Master Electrician Jason Strange does the rough-in before the walls close, the trim-out after paint, and the testing before the final inspection.
What affects the cost
The square footage and how much the layout changes; whether the existing panel and service can take the new use or need upgrading; kitchen, equipment and specialty loads; the lighting package; how much demolition there is; and the schedule. We price from the drawings when there are drawings, and from a walk-through when there are not.
Permits and inspection
A build-out needs an electrical permit and rough-in and final inspections, usually as part of the building permit for the whole finish. The final electrical inspection is one of the sign-offs a certificate of occupancy waits on, so we schedule it early.
The project that proves it
A project behind this page
FAQ
Questions about tenant finish and commercial build-out
Can you check a space before we sign the lease?
Yes, and it is worth doing. Whether the existing service and panel can carry your use is one of the biggest unknowns in a build-out. Ask Watt to set up a walk-through.
Do you work for tenants, landlords or general contractors?
All three. We take build-outs directly for owners and tenants, and as the electrical sub for general contractors.
Can you do the lighting design too?
Yes. Bob DeFries, our CEO, has a background in electrical engineering and architectural design and works on the lighting layout as part of the job.
Have you done restaurant and cafe build-outs?
Yes. ThreeCo did the build-out electrical and lighting for Inspired Play Cafe in Merriam, Kansas. It is on our portfolio with photos.
How do I get a quote?
Start with Watt, the chat button on this page. Tell it the address, the square footage and what is going in. Drawings help; email them to [email protected]. You can also call (816) 730-9100.
Building out a space?
Tell Watt the address, the size and what is going in. We will scope the electrical.
New customers: start with Watt and get 10% off your first job.