From empty space to opening day
A signed lease is exciting. Then comes the part where an empty room has to turn into a working business by a set date. That's the tenant buildout, sometimes called tenant improvements or TI work.
AllPhase builds out commercial spaces in St. Petersburg, Gulfport and the Pinellas beach towns. We work with the tenant, the landlord and the design team to turn a shell or white box into a finished space that passes inspection and opens on time.
Spaces we build out
Retail
Shops on Central Avenue, in Grand Central and along 4th Street N need a storefront that draws people in and a layout that works for staff. We build walls, fitting rooms, cash wrap areas, storage rooms and display walls. We also handle flooring, ceilings, paint and finish carpentry.
Restaurants and cafes
Food spaces carry the most moving parts. Kitchens need the right walls, floors and ceilings. Dining rooms need seating layouts that meet code. Restrooms need to be accessible. We coordinate licensed trade partners for the plumbing, electrical and mechanical work so it all comes together on one schedule.
Offices
From a small office in the Edge District to a suite near Gateway, we build private offices, conference rooms, break rooms and open work areas.
Professional and clinic-style suites
Some tenants need a layout with a waiting room, a front desk, several small rooms along a corridor and a staff area. We build those layouts from the tenant's drawings. Any special requirements for a regulated practice come from the tenant's design professional, and we build to the approved plans.
Working with landlords and architects
A buildout has several people at the table. We try to make the handoffs easy.
- The tenant's architect or designer draws the plans. We review them early, flag anything that looks hard to build or likely to raise questions at plan review and price the work clearly.
- The landlord often has rules about working hours, deliveries, roof access and what can tie into building systems. We follow the landlord's requirements and keep them updated.
- The tenant wants to know one thing above all. When can I open? We keep a schedule and tell you when something changes.
Permits and inspections
Commercial buildouts need a building permit. As the licensed contractor, we submit the permit with the approved drawings and handle the inspections as the work moves along. Electrical, plumbing and mechanical work usually needs its own permits from licensed trade contractors, and we coordinate those too.
Each city has its own process. St. Petersburg, Gulfport and each beach town run their own building departments, and some uses, like restaurants, can bring extra reviews. Check with the city's building department about what your project needs, and we'll help you work through it.
The schedule to opening day
| Phase | What happens |
|---|---|
| Walkthrough and pricing | We visit the space, review drawings and give you a written scope |
| Permitting | We submit the permit and answer plan review comments |
| Demo and rough-in | Old finishes come out, framing goes up and trade partners run new lines |
| Inspections | The city inspects framing, rough trades and other required stages |
| Finishes | Drywall, ceilings, paint, flooring, doors and trim |
| Final and closeout | Final inspections, punch list and handoff so you can move in |
The permit step often takes the longest and is the hardest to predict. Order long-lead items like storefront glass, specialty fixtures and equipment early so they don't hold up your opening.
Flood zones on the beaches
Many commercial buildings on Treasure Island, Madeira Beach, St. Pete Beach and the other barrier islands sit in high-risk flood zones. That matters for buildouts. Under the FEMA substantial improvement rule, often called the 50 percent rule, if the cost of improvements reaches 50 percent of the building's market value, the building may have to meet current flood requirements. The rule covers commercial buildings as well as homes.
Cities may also count work over a period of time, so earlier projects on the same building can matter. Talk with the city's building department before you finalize a budget. Our guide to the 50 percent rule explains the basics in plain English.
Ground-floor spaces in flood zones also benefit from smart material choices, like finishes that can take getting wet and be cleaned up. We'll talk through options with you and your designer.
Where we build
We build out spaces in downtown St. Petersburg, along Central Avenue, in Grand Central and the Edge District, on 4th Street N and around Tyrone and Gateway. We also work in Gulfport and on the beaches from St. Pete Beach up to Indian Shores, plus projects in Sarasota. See our commercial contractor page for everything else we do.
Signing a lease soon? Call (941) 809-8733 or send us your drawings. The earlier we see the space and the plans, the easier it is to plan a realistic path to opening day.
Common questions
What is a white box space?
A white box is a space with basic finished walls, a ceiling, lighting, restrooms and working utilities, ready for a tenant to add their own layout and finishes. Exact terms vary by lease, so check what your landlord is delivering.
Who pulls the permit for a tenant buildout?
We do. As the licensed contractor, we submit the permit with the tenant's drawings and schedule the inspections with the city or town building department.
Do you work with our architect?
Yes. Most tenant buildouts start with drawings from the tenant's architect or designer. We review them, ask questions early and build from the approved set.
Does the 50 percent rule apply to commercial buildings on the beaches?
Yes. The FEMA substantial improvement rule applies to buildings in high-risk flood zones, including commercial ones. If the cost of work reaches 50 percent of the building's market value, the building may need to meet current flood rules. Check with the city's building department early.