10 service categories · 100 service pages · Miami-Dade, Broward & Palm Beach
View all servicesA commercial fit-out is a construction project with a rent clock running behind it. The programme is not a preference — it is the difference between paying for a space you can use and paying for one you cannot. Everything about how these are sequenced follows from that.
Miami-Dade · Broward & Palm Beach Counties
ScrollResidential clients want the right result eventually. Commercial tenants need a certificate of occupancy on a date they have already committed to in writing. That single difference changes how the job is planned, procured and sequenced from the first meeting.
Partitions, ceilings, mechanical, electrical and plumbing, data and cabling coordination, glazed partitions and joinery, accessible washrooms and finishes — delivered against a landlord work letter and a lease date, with the permit closed and the certificate of occupancy obtained.
Discuss your fit-outAlmost every enquiry here arrives with a date attached and a landlord in the middle. What the client actually needs is somebody who will tell them early whether that date is real.
On a commercial fit-out the building department is not the only approval. The landlord has a work letter, base-building rules and often a nominated contractor list; the building manager controls access, hours and lifts. Ignoring either is how a programme quietly loses two weeks.
These price and programme very differently, and the difference is mostly about what the space already has rather than what you want to put in it.
A bare space with structure, deck and a demising wall. Everything else — mechanical, electrical, plumbing, ceilings, partitions, finishes — is new. The longest programme and the most control over the result.
Base mechanical and electrical already present. Faster and cheaper, and the work moves to demolition, reconfiguration and whatever the previous tenant left behind that does not suit you.
Working around a live business. Phased, largely out of hours, with dust and noise control that is a real cost line rather than a courtesy.
Washrooms, door clearances, thresholds and route widths. Best treated as a design input at the start rather than as a correction at inspection.
Glazing systems, accessible entry levels, and any landlord control over what the elevation is allowed to look like.
Rack location, containment routes and circuit provision. Coordinated with your IT supplier early, because it changes the ceiling and sometimes the floor.
Important: every image in this section is an AI-generated educational illustration, not a photograph of an Elbaz Construction project. We do not currently hold cleared photography of completed commercial fit-outs, and we would rather illustrate the process honestly than present another company’s job as ours.
How these images are labelledSix things that decide whether a fit-out hits its date.
On almost every fit-out the lease date exists before the drawings do. That inverts the normal process: the programme becomes the constraint and the design is fitted to it, rather than the other way round.
Every image on this page is an AI-generated educational illustration. None is a photograph of an Elbaz Construction project, and none depicts a real client property.
Duct, sprinkler, cable tray, lighting and structure all want the same few hundred millimetres. Coordinated on paper it is uneventful; discovered on site it is the single most common source of delay in a fit-out.
Glazed partition systems, switchgear and bespoke joinery routinely have the longest lead times on the job. Ordering them in week one rather than week four is frequently the whole difference between hitting and missing the date.
Work letters, base-building standards, insurance requirements, permitted working hours and lift bookings all sit with the landlord and building manager. None of it appears on the building permit, and all of it can stop the job.
The deliverable is not a finished-looking space — it is a space you are legally permitted to occupy. Final inspections, the closed permit and the certificate of occupancy are the actual end of the job.
A fit-out is built upward from the deck and downward from the structure at the same time. Select a layer to see what it does.
The work letter divides scope between landlord and tenant and states what the base building already provides. Reading it properly before pricing stops a contractor quoting work somebody else was always going to do — or missing work nobody was.
A commercial document with construction consequences. Reviewed first.
LayerRemoving what the previous tenant left, isolating services and finding out what the shell actually contains. In older buildings a hazardous-materials survey belongs here, before anything is disturbed.
LayerAir distribution, power, data, sprinkler modification and drainage, all competing for the ceiling void. Coordinated as a set before installation, because sequencing them by trade arrival order guarantees a clash.
The most common cause of a missed fit-out date.
LayerMetal stud and board, with acoustic performance where meeting rooms need it and fire-rated construction where the building requires it. Rated partitions are built exactly as tested and firestopped at every penetration.
LayerSet out so the grid, the lighting and the partitions align rather than argue, and so everything above it can still be reached after handover.
LayerThe visible fifth of the job and the last fifth of the programme. It compresses badly, which is why time lost earlier always shows up here.
One contract for design and construction. Fastest route to a date, because pricing and programme develop with the drawings.
You bring the drawings; we review them for constructability, code and services coordination before pricing.
Delivered in sections around a working business, largely out of hours. Longer and more expensive, and sometimes the only option.
Glazed partition systems, switchgear and bespoke joinery have the longest lead times on a typical fit-out. They are identified and ordered in the first week, because no amount of labour later recovers a delivery date that was set by a purchase order.
Requirements are set by the authority having jurisdiction for your municipality and genuinely differ between them. What follows is how the stage runs, not a promise about timing.
Commercial work is reviewed more thoroughly than residential. Expect at minimum:
The work letter, insurance certificates, working hours and lift bookings all sit with the landlord. Run in series after the permit, that sequence alone can cost weeks.
Services and firestopping are signed off before the grid and tiles close them in. Every later trade that penetrates a rated partition can undo it, which is why sequence matters more than speed.
Review times, occupancy classification and accessibility interpretation differ between jurisdictions. Nothing here is a legal opinion. We tell you which stage is likely to be the long one on your project before you sign.
Illustrations of the fit-out sequence. These are AI-generated educational images, not photographs of Elbaz Construction projects. Use the thumbnails, the arrows, arrow keys, or swipe on the image.
Fit-outs are quoted per square foot more often than they should be. These are the twelve factors that actually decide it.
Whether base mechanical and electrical already exist is the single largest variable in both cost and programme.
Meeting rooms, server rooms and kitchens multiply the services in the ceiling void and the coordination they need.
A compressed programme costs money — overtime, parallel trades, expedited deliveries. Honest to price that rather than promise it for nothing.
Glazed systems, switchgear and joinery frequently set the end date, not the labour.
Washroom reconfiguration and route widths, especially in older buildings.
Rated partitions, and firestopping every service that passes through them.
Out-of-hours working, phasing and dust control around a live business.
Base-building standards, insurance, approved contractors and permitted hours.
Lift access, loading bays and delivery windows in a multi-tenant building.
Carpet and paint, or stone, veneer and feature lighting.
Containment, rack provision and coordination with your own suppliers.
What the previous tenant left, what the drawings do not show, and in older buildings what a hazardous-materials survey finds before anything is disturbed.
You get a written scope priced against drawings and a programme built backwards from your lease date — with long-lead items, landlord-side items and contingency all visible rather than absorbed. If the date is not achievable, you hear that during pricing.
Request an estimateFilter by what you are trying to work out. Every answer stays on the page.
Sometimes, and the honest answer depends on shell condition, design status and the long-lead items. We build the programme backwards from your date and tell you during pricing whether it works.
If it does not, you find out while you can still act on it — renegotiate, phase the move, or change the specification — rather than in month three.
It is the part of your lease dividing construction responsibility between you and the landlord, and stating what the base building already provides. Pricing without it means guessing at both, and both guesses tend to be wrong in expensive directions.
Two things. Services clashing in the ceiling void because they were not coordinated before installation, and long-lead items ordered late. Both are avoidable in the first two weeks and neither is recoverable in the last two.
Frequently, phased and largely out of hours. It costs more — overtime, temporary protection, repeated setting up and breaking down — and that belongs in the price openly rather than as a surprise.
Passing final inspections means the work is complete and compliant. The certificate of occupancy is what permits you to legally occupy the space. The job is not finished at the first — it is finished at the second, and we treat it that way.
Because it hides the two things that dominate the cost: shell condition and services density. A cold shell with heavy meeting-room provision and a warm shell being lightly reconfigured can differ several-fold at identical area.
We provide containment, power and coordination, and work alongside your IT and AV suppliers rather than replacing them. What matters is that their requirements land during coordination, because rack position and containment routes change the ceiling and sometimes the floor.
It depends on the building and the scope, and in older stock it can be substantial — washrooms, door clearances, thresholds and route widths. It is reviewed as a design input at the start, because discovering it at inspection is both expensive and programme-critical.
Frequently, via a tenant improvement allowance set out in the lease, and usually paid against completed stages rather than up front. The draw schedule needs to line up with the construction programme, which is worth sorting before work starts.
In older buildings a survey belongs before anything is disturbed, not after. If something is found it is handled by a licensed abatement contractor and it affects the programme — which is exactly why finding out early matters.
Yes. We review them for constructability, code compliance and services coordination before pricing, and flag what needs resolving. That is considerably more useful than pricing them as drawn and raising it later as variations.
Yes. We work with four financing partners — Service Finance, Synchrony, Ygrene and Renew Financial — so you can compare options before you finalise the scope. Terms and eligibility are set by each lender and differ by programme.
No questions in that topic yet.
Further illustrations. AI-generated educational images, not project photographs.
An illustration of a completed office fit-out. This is an AI-generated educational image, not a photograph of an Elbaz Construction project.
Strip out, then services above the ceiling, then partitions, then the grid closes it all in. Finishes, joinery and glazing last, then commissioning and inspections. The space looks unfinished until very near the end and then changes quickly.
Services coordinated on paper before installation. Firestopping at every penetration of a rated partition before the ceiling closes. Commissioning records before handover, not after.
Everything here is either a licence number, a figure Elbaz publishes company-wide, or a description of how we work. No awards, memberships or certifications are listed, because inventing them is the easiest lie in this industry to tell.
Certified building contractor, bonded and insured. Verifiable with the State of Florida.
Across residential and commercial work in Miami-Dade, Broward and Palm Beach counties.
Combined years across the team, in this market and this climate.
Cities served across the three counties.
We file with your building department directly, and we close the permit at handover.
Specified products are checked against their Notice of Acceptance or Florida Product Approval before ordering.
Service Finance, Synchrony, Ygrene and Renew Financial. $0 down and 100% financing available on qualifying PACE work, subject to lender approval. Compare all four.
If your lease date is not achievable with the shell, the design status and the lead times in front of us, you hear it during pricing — while you can still renegotiate or phase. A programme nobody believes is worse than a difficult conversation.
We do not hold cleared photography of completed commercial fit-outs, so this page is illustrated rather than photographed — and every image says so in its caption, its alt text and the media library.
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Project files
From a nail salon and spa build-out by Elbaz Construction. The millwork, power, lighting and storage walls shown here are the same scopes an office build-out runs through, built in a working commercial space.
A nail salon, shown for the way a finished room is furnished. A decorated Christmas tree stands in front of a white polish shelf wall, next to a manicure station and a gold-base chair. The room was photographed in use, so the photos show what moves in after construction.
Everything in front of the wall, including the tree, is furniture. An office build-out hands over the room; furniture is a separate order with its own lead time.
Elbaz Construction project photo · 3 photos
From the same nail salon, a sink counter of the kind found in an office kitchenette or restroom. A white glass vanity top with an integrated sink sits against a mirrored hexagon tile wall, over light wood-grain drawers. An orchid and soap bottles finish the counter.
Check where the mirrored tile meets the counter and the faucet. Plumbing locations are fixed long before the tile goes on, and a break room needs them settled in the plan.
Elbaz Construction project photo · 3 photos
Budget and schedule
An office spends most above the ceiling and behind the walls. These typical shares and the typical sequence are counted back from the lease date.
Typical shares only; ceiling services, data and the number of offices move them.
Phases overlap because ordering and permit review run alongside early site work.
Drawn out
A plan of rooms, a sequence and a floor build-up cover the core decisions of a fit-out.
Private offices, an open area and the building core sit on one plan, and the core's position limits where walls and services can go.
From the lease date, the plan works backward through inspection, construction, permit and design, so late approvals show up before they cost days.
Luxury vinyl plank floats over a prepared, flat slab with an underlayment, giving a quiet, resilient office floor without glue or mortar.
Scope planner
Choose the options closest to your plan to see the trades involved and typical weeks on site.
Finishes
Four details from the salon that parallel an office's break room and restroom finishes: a faucet, a tile wall, a counter and a tray.
More questions
What office tenants ask about layout, flooring, sprinklers, the IT room and move-in day.
Ask us directlyPrivate offices add walls, doors, extra lighting and often extra air-conditioning zones, so they take more time on site and more ceiling work. Open plans need fewer partitions but more thought for sound and privacy. We can price both options from your program and show what each one adds.
Yes, if the slab is dry and flat. South Florida slabs hold moisture, so we test it before laying and use the underlayment the manufacturer requires. Vinyl plank is quiet and warm underfoot. It is not the choice for a slab with active moisture, which needs a barrier or a different floor.
Sprinkler heads have to cover each room, so new partitions often mean relocating or adding heads. A licensed fire sprinkler contractor makes the change and the work is inspected. We include it in the plan from the start, because adding it after the ceiling goes up means opening it again.
Usually, yes. Switches and servers give off heat all day, and the building's air-conditioning may be switched off at night or on weekends. A small dedicated unit keeps the room within the equipment's range. We also check power capacity and a clean, dry location before you commit to a layout.
Yes. The Florida Building Code, Energy Conservation, requires controls on most commercial lighting, such as occupancy sensors or time switches, plus limits on how much power lighting may use. We include the required controls in the electrical scope, because the inspector checks them before final approval.
As soon as the layout is fixed, since lead times for desks and chairs can run longer than construction. Arrival should follow the final inspection, so the room is clean and the floors are protected. We coordinate delivery windows and elevator reservations with building management.
Run walls up to the structure above, not just to the ceiling, and fill them with insulation. Seal gaps around doors and outlets, and avoid back-to-back electrical boxes. Glass fronts look open but carry sound, so rooms for calls and meetings need heavier walls. Tell us which rooms matter, and we will price them.
A clean room, working systems and the paperwork the landlord asks for. We run final cleaning, check doors, locks and lights, hand over keys and walk through the space with you and the property manager. Any small open items go on a punch list with dates, so move-in is not held up.
Proudly serving homeowners across Miami-Dade, Broward and Palm Beach
104 municipalities across three counties — and we hold the licence to build in all of them. Not sure about your address? Ask us.
Where to go next, depending on which part you are pinning down.
The part of a fit-out programme least under your control, and the one where preparation makes the most difference.
The address, the approximate area and your target date are the useful things. If you have the work letter or a floor plan, attach them — they change the answer.
If your date cannot be met with the shell and the lead times in front of us, we will say so during pricing rather than discovering it together in month three.
Sun–Fri 7am–7pm · Saturday closed. Licensed, bonded and insured · CBC1265280.
Your details are with the Elbaz Construction team and we will come back to you, usually the same or next working day. If it is urgent, call (754) 236-0675.
The lease date and the work letter decide more about a fit-out than the design does. Start with a conversation — no obligation, and no brochure.
