How long does a landlord take to approve plans?
It varies, and it is often the least controllable step. A property manager may have to route drawings to an engineer or the landlord's architect, and each round of comments adds days. Submit a complete set, include the signage and finish samples, and follow up weekly. We build the likely review time into the schedule.
What does as-is delivery mean in a lease?
It means the landlord hands over the space in its present condition, with no repairs or upgrades. Any worn systems, old cabling or missing ceiling tiles become your problem. Before signing, have a contractor survey the space so you know what the as-is condition will cost to bring up to your standard.
Can we get a temporary certificate of occupancy to start stocking?
Sometimes. Where the building department allows it, a temporary certificate covers a space that is safe to use but still has minor items open. It lets you move in fixtures, train staff or stock inventory. Whether it is allowed depends on the municipality and on the open items, so we ask early.
Why do landlords ask for lien waivers at each payment?
Under Florida law, a subcontractor or supplier who is not paid can file a lien against the property. A waiver at each payment shows that those parties have been paid up to that point. It protects the landlord and the tenant. We collect waivers from our subcontractors and provide them with each draw.
How are change orders handled?
In writing, before the extra work is done. A change order states the change, its effect on the schedule and who pays for it. If the landlord changes a building standard mid-job, or the survey turns up a hidden condition, we price it separately and you approve it. Nothing is added by surprise.
How do hurricane preparations affect the work?
In peak season, we plan for a possible stop. When a storm watch is issued, we secure materials, close openings and protect finished work. If the landlord or the city orders a shutdown, the schedule moves, and the lease should reflect that. Tell us your rent commencement terms, so we know what a delay costs.
What drawings do we need before a firm bid?
A floor plan with dimensions, a reflected ceiling plan, a power and data plan and a finish schedule are the core. The landlord's work letter and building standards come with them. Without drawings, we can give a budget range, but a firm price depends on knowing exactly what is being built.
Do we remove the previous tenant's cabling and signs?
Often, yes. Many leases require the incoming tenant to remove abandoned cabling above the ceiling and old signage, and the building code prohibits leaving unused cable in many cases. We look for it during the survey, list it in the demolition scope and dispose of it properly, so it does not become a surprise at final inspection.
