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  • Commercial Construction

We handle tenant improvements and build-outs.

We handle the interior work that turns a leased space into a finished suite, from single-suite refreshes through full white-box build-outs across office, retail, and industrial space.
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  • The Ironstone Approach

The hard part happens before construction begins

Most tenant improvement projects fail in preconstruction, not on site. The walk gets rushed. The MEP doesn’t get checked against the as-builts. The schedule gets built on optimism instead of trade lead times and jurisdiction realities. Then framing starts, surprises show up, and what looked like a four-month schedule becomes a six-month one with a stack of change orders the property manager has to defend.

Our job is to find those problems before construction starts. We walk the space, pressure-test the scope against the as-builts and the existing MEP, and build a schedule that accounts for trade lead times and permitting realities in your jurisdiction. You walk away with a number and a date you can put in front of your owner or your boss without sweating.

  • Commercial Construction & Repair

We Know the Challenges Well

  • Surprises After Framing
Buried cleanouts, utilities that don’t match the as-builts, structural members nobody documented. These show up after framing is in, and a typical GC stops, files an RFI, and waits. We work the problem on site, rerouting MEP or shifting walls so the schedule doesn’t slip while everyone argues about whose drawing was wrong.
  • Specialty Sub Change Orders
Manufacturer-specified subs, the overhead door installer, the specialty equipment vendor, often push service-swap change orders weeks into the schedule. The first number is usually inflated. We level bids on the front end, and when the change order does come, we negotiate it back to original scope or fair value before signing off.
  • Schedules That Drift Past Move-In
A TI schedule can slip in dozens of ways. Materials come in late, a trade falls behind, the AHJ takes longer on permits than expected. The fix is knowing where the slip risk lives before construction starts and updating the schedule weekly with the trades and the owner. When something does shift, the owner hears about it the same day we do.
  • Frequently Asked Questions

Common questions on tenant improvements and build-outs

What Kinds of TI Projects Do You Typically Handle?
From single-suite refreshes to full white-box build-outs in the multi-million range. We’ve handled office TIs, retail tenant fit-outs, light industrial conversions, and the logistics and warehouse-adjacent interior work that the big-box distribution model has made common. If you’re not sure your project fits, walk us through it and we’ll be honest about whether we’re the right fit.
Yes, and we plan for it. That means coordinating the schedule around tenant operations and using physical containment so the rest of the building keeps running while we work. The first conversation is about what your tenants need from us during construction.
We try not to surprise you. Most change orders get prevented in preconstruction, where we walk the space and pressure-test the assumptions. When one does come up, we document it the same day, price it before work starts, and walk you through what changed and why.
Depends on scope and complexity. A light cosmetic refresh of an existing suite runs a handful of weeks after permits are in hand. A standard office TI runs a couple of months. A full white-box build-out with significant new MEP runs several months. We give you a real schedule, with the assumptions behind it, after walking the space.
  • Ironstone Services

More Ways We Can Help

Architectural Refreshes

Refresh common areas, update finishes in occupied spaces, or roll out a standard across multiple properties. Cosmetic and finish-level renovation in buildings that can’t shut down for the work.
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Office & Retail

Build out a new tenant suite, refresh a common area, or roll out a TI program across a portfolio. Tenant improvements and refresh work for office and retail properties.
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Commercial & Light Industrial

Build offices into warehouses, reconfigure production floors, or open up walls and roofs for the changes you need. Building-level construction in existing commercial and light industrial properties.
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  • Get in touch

Got a TI or build-out coming up?

Tell us about the space and the timeline. We’ll walk it with you, pressure-test the scope, and put together a real schedule and price. You’ll get an honest read on whether we’re the right fit for the project.
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