Commercial tenant improvements, planned around the lease and the business.
TI buildouts for office, medical, dental, retail and other commercial spaces in Bellingham and Whatcom County.
A tenant improvement is rarely just construction. It sits between a signed lease, a rent commencement date, a landlord's building standard and a business that needs to open. PCM Construction plans commercial TI work around all four, and coordinates the trades required to deliver it.
What makes commercial TI work different
The lease sets the clock
Rent commencement, fixturing periods and delivery conditions are contractual. Scope and sequence have to be planned against those dates, not discovered afterwards.
Two parties, one space
Landlord work and tenant work are often split across the same walls. Knowing who is responsible for what - and documenting it - prevents the expensive version of that conversation later.
Existing buildings surprise you
Older commercial buildings hide conditions behind finishes. Early investigation and honest scope development are cheaper than change orders.
The building keeps operating
Neighbouring tenants keep trading while the work happens. Access, noise and shared systems need planning from the start.
What PCM handles on a TI project
- Demolition and selective removal of existing finishes
- Interior framing, drywall and finish carpentry
- Interior door, hardware and glazing installation
- Flooring, paint and wall finishes
- Suspended ceilings and acoustic treatments
- Casework, millwork and fixture installation
- Coordination of licensed electrical, mechanical and plumbing subcontractors
- Life-safety and accessibility coordination with the design team
- Permit application and inspection coordination
- Final cleaning, punch list and turnover documentation
How a PCM tenant improvement runs
Every project differs. This is the sequence most TI projects follow.
Project walkthrough
We walk the space with you, understand the business objective and identify the conditions that will drive scope and cost.
Scope development
We document what the work actually involves, where the unknowns are, and what decisions are needed before pricing can be reliable.
Budget and schedule
We price the developed scope and build a schedule around the lease dates and the building's operating constraints.
Permitting
We prepare and submit the permit application and coordinate with the City or County reviewer and the design professionals involved.
Construction
We coordinate the trades, manage the site, and keep the building's other occupants informed of work that affects them.
Turnover
We complete the punch list, hand over documentation and close out the permit so the space is ready to occupy.
Working in Bellingham and Whatcom County
Commercial permits in the City of Bellingham are submitted through the City's Permit Center, and the applicable building codes are those adopted by Washington State and the Bellingham City Council. Projects in unincorporated Whatcom County and in Ferndale, Lynden and Blaine go through their own jurisdictions.
We work in these buildings regularly, which means we know the building stock, the trade base and the review process. We do not promise expedited review - no contractor can - but we do prepare applications properly and keep them moving.
See documented PCM work
PCM documents its projects with before, during and after photography and, on projects where it is appropriate, Matterport scanning. Our Projects page shows a commercial office renovation documented from existing conditions through completed improvements.
View documented PCM projectsFrequently asked questions
Who pays for commercial tenant improvements, the landlord or the tenant?
It depends entirely on the lease. Some leases provide a tenant improvement allowance, some deliver the space in a defined condition with the tenant responsible beyond it, and some split the work by category. The lease language governs, and it is worth reading closely before scoping the work. We are happy to walk a space and help you understand what the work actually involves, but we are contractors, not your lawyer or broker.
Do I need a permit for a commercial tenant improvement?
Most commercial TI work that alters walls, egress, plumbing, mechanical systems or electrical systems requires a building permit. Cosmetic work such as paint and floor coverings often does not. The jurisdiction makes that determination, and we coordinate the application where one is required.
Can the work happen while the rest of the building stays open?
Usually, yes. That is a large part of what we plan for - work-area separation, access routes, scheduling disruptive work, and keeping the building's other tenants informed. See our occupied-building renovations page for how we approach it.
How do you handle unknown conditions in an older building?
We investigate early where we can, flag the unknowns in the scope rather than burying them, and bring you a decision when something unexpected appears. We would rather have the awkward conversation during scope development than during construction.
What do you need from me before you can price the work?
At minimum, access to the space, the relevant lease provisions covering the improvements, and a clear statement of what the business needs the space to do. Drawings help if they exist. If they do not, we can start from the walkthrough.
Planning a tenant improvement?
Start with a project walkthrough. We will look at the space, talk through what needs to happen, and tell you what we think it really involves.