Sacramento Commercial Tenant Improvement Checklist

A commercial tenant improvement can range from modest interior finishes to a complete transformation of an office, restaurant, medical suite or retail space.

Even simple projects can involve planning review, building permits, fire-department requirements, utility coordination and inspections.

1. Confirm the project type

Sacramento distinguishes between first-occupancy tenant improvements and remodels of previously occupied commercial spaces. This can affect application type, planning review, fees, impact fees, documents and occupancy requirements.

2. Review the lease

Clarify landlord approval, permitted use, construction hours, building standards, required contractors, insurance limits, utility capacity, structural work, roof penetrations, signage, restoration obligations and ownership of improvements.

3. Confirm zoning and permitted use

Confirm:

• Whether the intended use is permitted
• Whether a conditional-use permit is needed
• Parking and loading requirements
• Occupancy limits
• Hours-of-operation restrictions
• Sign regulations
• Outdoor-use restrictions
• Environmental or health review

4. Evaluate the existing building

Review electrical capacity, HVAC, plumbing, sewer, gas, sprinklers, alarms, accessibility, restrooms, structure, roof, existing permits, occupancy records, hazardous materials and egress.

5. Build the project team

The team may include an architect, interior designer, engineers, fire-protection designer, accessibility consultant, kitchen designer, general contractor, specialty contractors, permit consultant and construction manager.

6. Develop a realistic budget

Include design, surveys, permit fees, impact fees, utility fees, construction, furniture, equipment, signage, data, security, moving, temporary operations, hazardous-material testing, waste hauling, contingency, financing and rent during construction.

7. Determine permit requirements

The permit package may require architectural, mechanical, electrical, plumbing and structural plans; energy documentation; accessibility details; fire-system plans; equipment specifications; site plans; sign plans; and waste-management documentation.

8. Address fire and life safety early

Review sprinkler and alarm modifications, exit signs, emergency lighting, egress, occupant load, fire-rated assemblies, cooking suppression, hazardous materials, fire-department access, water supply and operational permits.

9. Select the contractor carefully

Review licensing, classifications, insurance, commercial experience, references, proposed team, schedule, subcontractors, exclusions, allowances, markup, warranty, safety and cleanup procedures.

10. Establish the construction schedule

Include design, landlord review, planning, permit review, long-lead materials, utility coordination, demolition, rough inspections, equipment installation, fire-system work, final inspections, punch list, furniture delivery, occupancy approval, staff training and move-in.

11. Plan construction waste

Clarify who will select the hauler, prepare the waste-management plan, collect weight tickets, enter Green Halo records, track diversion and submit final documentation.

12. Manage work in an occupied property

Address construction hours, loading, elevator use, dust, noise, odors, shutdowns, hallway protection, fire-alarm interruptions, security, keys, worker parking, debris routes, daily cleanup and tenant notifications.

13. Track inspections

Maintain a log showing inspection requested, date, inspector, result, corrections, reinspection and final approval.

14. Prepare for final approval

Potential final requirements include building, electrical, mechanical, plumbing and fire finals; planning approval; health approval; public-works approval; utility signoff; final waste documentation; and a Certificate of Occupancy.

15. Collect closeout documents

Before final payment, collect approved permits, inspection approvals, occupancy documents, as-built drawings, manuals, warranties, test reports, fire-system records, training documentation, spare materials, keys, photographs, contacts and the final change-order log.

Before leasing or design

• Confirm the intended use
• Review zoning
• Review the lease
• Inspect building systems
• Identify accessibility issues
• Develop a preliminary budget
• Confirm project classification

During design

• Build the professional team
• Coordinate building systems
• Review fire and life safety
• Identify permit requirements
• Review long-lead equipment
• Develop a detailed scope

Before construction

• Select a qualified contractor
• Verify licensing and insurance
• Obtain permits
• Approve the schedule
• Establish change-order rules
• Plan waste handling
• Notify neighboring tenants

During construction

• Track budget and schedule
• Maintain inspection records
• Document concealed conditions
• Enforce site protection
• Collect waste records
• Review change orders
• Update the punch list

Before occupancy

• Complete final inspections
• Resolve correction notices
• Complete punch-list work
• Obtain occupancy approval
• Collect closeout documents
• Train staff
• Confirm emergency contacts

Find Sacramento commercial service providers

Sacramento Commercial Services helps owners, tenants and property managers find commercial contractors and property-service companies throughout the region.