Tenant improvement build-outs for offices, retail, medical, and restaurant spaces in the Bay Area. Esquives delivers quality work with minimal disruption.
TI work can include new walls, ceilings, doors, finishes, lighting, power, data, plumbing, HVAC distribution, and sometimes minor layout changes. In offices, that often means creating private offices, break rooms, and conference spaces; for restaurants or medical uses, it may involve specialized plumbing and mechanical systems. We build from your TI plans to deliver a space tailored to your business.
Most commercial leases provide a TI allowance—a set dollar amount per square foot that the landlord contributes toward construction. If your design and finishes stay within that allowance, the landlord’s contribution covers it; if you upgrade beyond that, you pay the difference. We can price your plans, show you what fits within the allowance, and help you value‑engineer if needed.
Either the landlord or tenant can serve as the permit applicant, and the lease should spell out who has that obligation. Landlords often prefer to pull the permit to maintain control of the building's permit history—having a tenant's contractor on record with the city can complicate the building's file and create questions when the lease ends. Some landlords instead make the tenant responsible as part of the lease. Whoever pulls the permit takes on the legal obligation that work will be completed and pass inspection. We work comfortably under either arrangement, prepare the submittal under the designated party's name, and make sure the permit is in hand before any construction begins. A signed lease and verbal landlord approval are not a substitute for an issued permit in California.
A straightforward office TI might take 2–4 months from finalized plans to move‑in, while more complex uses like restaurants or medical offices can run 4–8 months or more. The timeline includes design, permitting, construction, inspections, and punchlist. If we’re involved early, we can help set a realistic schedule tied to your lease dates and opening plans.
Yes, we’re very familiar with CBC and ADA accessibility requirements for commercial spaces in California. Your design team is responsible for code-compliant plans, but we review them for constructability and flag obvious issues, such as restroom clearances, accessible routes, and counter heights. During construction, we build to those standards and coordinate inspections so you pass accessibility checks.
We can phase work, perform noisy or disruptive tasks after hours, and sequence areas so parts of your space remain operational when possible. For occupied offices and retail in the Bay Area, we set up dust barriers, maintain safe access routes, and coordinate with your staff on scheduling. For some businesses, it’s still cleaner and faster to close temporarily and complete work in a single concentrated push—we’ll help you weigh the options.
We work on a wide range of TI projects, including offices, retail stores, light industrial spaces, restaurants, and medical/dental suites. Each use has different code and infrastructure needs—for example, grease ducts and extra plumbing for restaurants, or exam rooms and specialized equipment for medical. Our experience across these types helps avoid surprises during permitting and inspections.
We can give a rough budget based on conceptual layouts, but for a reliable estimate we need at least a basic floor plan, reflected ceiling plan, and outline of mechanical/electrical/plumbing needs. Finish selections (flooring, paint, casework, lighting types) also impact cost. Once those pieces are defined, we can give you a line‑item estimate that aligns with your TI allowance and budget.
Yes, we coordinate with the building’s existing fire alarm, sprinklers, HVAC, electrical, and structural systems. In many Bay Area buildings, any changes to sprinklers, alarms, or main HVAC require landlord and sometimes base-building contractor involvement. We work within those requirements and schedule needed shutdowns or tie‑ins so the building stays safe and operational.
It depends on how much the use or layout is changing. Many straightforward TIs only require a final inspection and a sign‑off or Certificate of Completion, while a change of use (for example, office to restaurant) or major reconfiguration may trigger a new Certificate of Occupancy. We’ll clarify the requirements with the city—San Jose, Morgan Hill, Los Angeles, or elsewhere—and build the project accordingly.
It’s best to involve a contractor before you finalize the lease, especially if you’re negotiating a TI allowance. We can review the space, discuss your concept, and provide rough cost and schedule feedback so you don’t commit to a lease that can’t support your buildout. That information can strengthen your lease negotiations with the landlord.
Yes, we regularly build to corporate standards, franchise packages, and branded finish specifications. Once we have your brand guidelines and any prototype plans, we adapt them to local building codes and site conditions in California. We coordinate any required approvals with your corporate team while keeping the local permit and inspection process on track.
Esquives General Contractors · Morgan Hill, CA · (408) 809-1212 · sales@esquivescontractors.com · Mon–Fri 6:00am–5:00pm, Sat 6:00am–2:00pm · CSLB License #1056641 · Licensed, bonded & insured.