Office build-outs in Miami-Dade, Broward, and Palm Beach almost always land in Business Group B occupancy under the Florida Building Code — the most straightforward classification of the ten covered in this package, and generally the fastest through permitting. Straightforward doesn’t mean unregulated, though: corridor widths, restroom counts, and egress door hardware still get checked room by room, and a reception area open to walk-in clients carries different accessibility expectations than a back-office bullpen no client ever sees.

Whether it’s a law firm build-out on a Brickell high-rise floor, a call center in a Doral flex building, or a professional suite in a Boca Raton office park, this work is almost always tenant improvement inside somebody else’s shell. Elbaz Construction builds to the landlord’s rules and regulations, ties into the base building’s fire alarm and HVAC systems, and works around the tenant’s actual day-to-day operations — not a generic floor plan.

The mix of what offices actually need has shifted, too. Hybrid work has pushed a lot of tri-county tenants toward fewer private offices and more open collaborative space, or the opposite — smaller footprints with more enclosed rooms for video calls. Either direction means reconfiguring partitions, power, and data, not just repainting.

A tenant’s HVAC almost never operates independently — it ties into the base building’s VAV boxes and central plant, and any rezoning of ductwork for a new layout has to be reviewed by the landlord’s engineer of record before the local building department will sign off. The same is true of fire alarm devices: new smoke detectors, pull stations, or strobes have to be added to the base building’s existing life-safety system, not installed as a standalone loop. In occupied buildings this also means scheduling around freight elevator availability and after-hours work windows the property manager controls, which is often the actual pacing item on a downtown high-rise build-out more than the construction itself.

Any office with a public-facing reception area, client conference rooms, or a lobby the public enters is a place of public accommodation under ADA Title III, which means an accessible route from the building entrance through reception to restrooms and primary meeting spaces. Where an office renovation qualifies as an “alteration” to a primary function area, the path-of-travel rule requires that accessible route be brought up to standard, capped at 20% of the alteration’s cost — a detail covered in full on our Commercial ADA Compliance Remodel page, but one that factors into nearly every office scope we price.