Why should you hire a tenant improvement architect? Well, for one thing, most tenant improvement projects leave little room for error. And why would errors even be an issue? Well for one, since larger projects require teams of people to complete them, all with their own management.
Architects are vital for construction projects involving structural modifications to ensure that a project remains both safe as well as practical. However, their structural skills are only one thing that they bring to the table. What happens if your building is leased? As most businesses operate in leased spaces, it’s important to clear any plans with the building management.
The tenant improvement architect also serves as a liaison between you and the landlord. An architect can also help you to determine whether you should proceed with your project. For example, if the lease is under two years, and you’re looking at moving out after that, a large-scale construction project is usually not feasible. If you decide to proceed with the project, you may need construction crews.
Construction workers turn the plans of an architect into reality, while reducing potential impact to a business. For example, it may be necessary to have a construction crew work after hours, or on weekends. In the case of a rush project, there may be crews there 24 hours a day. An architect is also aware of safety regulations, which will help your business avoid any potential liability. Then after the work is done that’s where a designer comes in.
A good designer will work closely with both the client as well as the tenant improvement architect. You think a skylight would be a nice touch, and the designer agrees, however, the architect tells you that the skylight will be in shadow during the winter months, so he can help you to place it so it gets the right balance of light.
An architect can also help with the type of windows to get. For example, hurricane windows reduce noise, improve security, strengthen the structure of your building, and restrict UV rays.
So you see, doing a project of this sort requires a lot of planning, so start with the right step first. Call in a tenant improvement architect in Phoenix today.
What can a tenant improvement architect do? A lot of people think that an architect may not be necessary, however, commercial construction can become rapidly complicated without a professional present to help.
Let’s say you have an older building that was once subdivided into warehouse space. You’ve bought it for your new Internet startup, and you have the keys. The retro style of the building appeals to you, however, there is a slight problem, or more accurately problems. First off, your building is in Phoenix and it was put up in the 1930′s. The last tenant had the office space air conditioned, but the back is only cooled by a beat up series of swamp coolers. A tenant improvement architect can retrofit the building to have air conditioning throughout it. However, there’s even more.
For example, most tenant improvement projects are a lot more complicated and require a team of people. The architect can be the coordinator between the building owner or landlord, the interior designers, and the construction crew to name but a few. However, there are certain regulations that have to be adhered to as well.
You make widgets and sell them on the Internet, do you know about building codes? How can you make your building handicap accessible other than a ramp? You need to open in a few days, how can you do all of this without shutting down and renting temporary office space? What about dust control? As you see, sometimes, projects can rapidly spiral out of control. What you need is someone who helps to control the project, not let the project control you. The best person to get for the job is your first step before you open for business. An architect that does tenant improvement can help answer all of these questions and more.
So, concentrate on getting your business started, and let the tenant improvement architect handle the stuff behind the scenes.
DesignLine Architects offers tenant improvement services.
DesignLine Architects, LLC
470 East Canyon Creek Court
Gilbert, AZ 85295
Architects are both artisans and engineers. In most of the world, only qualified persons may legally practice architecture.
To get a license, first off any architect usually needs to have a degree from an accredited university. Each state usually requires exams to be passed as well. In addition to this, there is also a fairly substantial training period. Arizona takes such terms and titles seriously, including versions such as architectural designer is restricted to licensed individuals by law.
To practice, a Phoenix architect must be able to work independently of supervision. Design professionals under the supervision of a licensed architect, such as architectural technologists and intern architects, often may not need a license to practice, however, they must approve all plans with the registered professional.
Architecture is a mentor-based profession. It is one of the highest skilled labor jobs out there, so not everyone can do it. Usually after passing their exams, and graduating from college, architects also have a length of time that they have to work under the supervision of a professional architect, usually of three years or more. Like a lot of skilled professions, sometimes continuing certification is also required.
If you think all of this material is excessive, think again. One pin out of place in a girder, and a building can fall onto a busy street, killing or injuring hundreds or even thousands of people. Less extreme is the effect a badly designed building can have on a skyline. Look at the Seattle EMP museum. Even though it was designed by a notable architecture firm, a lot of people in Seattle do not like the way it looks, which is not a high mark for it’s architect.
So when you get ready to hire a design professional, check out his portfolio, and check him out with with the state. That way you get an architect that is right for you and your project
An architect does more than just build buildings and design structures. This article will explore some of the many things that a design professional like this can do either for a homeowner or a business owner.
Ancient Rome was famous for its aqueducts, among other things. How were they built? With the help of a series of architects. Of course they had a different name back then, but the principles were the same. Even back then, architects were people who wore many different hats. Today, however, an architect serves a lot of purposes including:
Administration of projects-A lot of people don’t realize that an architect is more than just a design professional. Architects also serve as the last word in projects, and are also the manager on whom a lot of decisions rest.
-Clearing permits with city governments where necessary. Do you know what permits are necessary for a room addition? If you’re building on land, do you know how to schedule an environmental impact study? A Phoenix architect does.
-Aesthetics and incorporating both form and function. If you are looking at custom home remodeling, do you know how to place a natural light source where it won’t be glaring, or too dark? Guess who can tell where it should go…?
-Tenant improvement. Let’s say you have a commercial property. One of your tenants has a booming business and needs to expand into the suite next door. They want to knock out a wall. Who do you go to for the answer? Simple, you call in a professional architect.
There are certain jobs you don’t do yourself. If you are injured in a car wreck, you don’t drive yourself to the hospital. If you are in danger from a criminal you call the police. And when you want to do something connected with your building or structure, you call in an architect.
Design Line Architects, LLC is a Phoenix based architecture firm.
Design Line Architects, LLC
470 East Canyon Creek Court
Gilbert, AZ 85295
Obtaining approved building permit in Tempe has been put on a “fast track” for those who are planning for minor commercial tenant improvement for your business OR for a minor home renovation. These special programs will significantly shorten the plan review and building permit approval process.
Over The Counter Plan Review
If you meet the following criteria and have a form of payment with you, you may be eligible for an Over the Counter Permit. The Building Permit may be processed while you wait, depending on the complexity of the project. Plan check and building permit fees vary depending upon the type of work being done and the valuation.
3. A counter plan review will NOT be provided when any of the following conditions exist:
Please Note: The counter plan review is usually available on TUESDAY and THURSDAY (only) from 8:00 AM – 4:00 PM. To learn more, call (480) 350-8341 to verify availability of services.
You May Need a Tempe Building Permit, if you’re:
You May NOT Need a Tempe Building Permit, if you’re:
About the Author
A Tempe architect will help you avoid many common mistakes that are made with construction projects. No matter what kind of space you need today, we’ll make sure it’s designed for your needs in the future. This will give you future function built into today’s home addition. To discuss your Tempe building permit needs, contact Doug Rusk at 480-710-3861 or email us at email@example.com.
Architect in TempeDoug Rusk, Architect DesignLine Architects, LLC Gilbert, Arizona www.designlinearchitects.com
Written By Doug Rusk, Architect
When Dawn, a San Francisco Pharmacist, decided to move closer to her grandkids in Chandler, she found an amazing home that was more than what the doctor ordered. But despite this home’s idyllic location in an exclusive gated Arizona community, Dawn knew that her first move was to renovate her dark, out dated Master Bathroom.
Using a trusted referral for a reputable, licensed contractor, Dawn called Ken from Behrmann Home Basics (BHB) to start work immediately. Ken knew that a quick hand sketch would help Dawn visualize a few alternate ideas for her Master Bath Remodel. So he brought in Gilbert Architect Doug Rusk from DESIGNLine Architects to help Dawn make sense of the many design choices available.
With her casual / contemporary styling preference and a flexible budget in mind, Dawn’s main requirement was to remove the Master Bath Tub in order to make room for a large walk-in shower. Below are pictures of the original Master Bathroom, showing the dated tub/shower combination and two small windows over the vanity.
Although Doug’s first sketches of Option’s 1 & 2 worked reasonably well (shown above), it was Option #3 (shown below) that Dawn immediately knew was the Master Bathroom renovation she wanted.
In addition to removing the Master Bath Tub in order to make room for a large walk-in shower, Dawn wanted the mirrors on the closet doors replaced with a wood paneled door in her Master Bathroom Remodel. She also wanted an electric hair dryer available to grab at a moment’s notice from one of the drawers under the sink that was already plugged in (SHOWN ABOVE). For the borders over the shower and the vanity splash, we used colorful glass tile.
Below are pictures taken during the construction phase, showing the framing, plumbing and electrical work inside the walls. During the short construction phase, the BHB construction team did an amazing job of installing plastic walls with zippers to seal off the construction zone from the main home.
Doug Rusk is the principal at DESIGNLine Architects, LLC located in Gilbert, Arizona. We specialize in residential design and commercial remodeling for small and medium sized businesses with expertise in space planning and interior design consulting. We’ll provide your General Contractor a thorough preliminary design packages that will enable an early construction cost estimate to confirm your budget quickly.Doug Rusk, Architect DesignLine Architects, LLC Gilbert, Arizona 480-710-3861 www.designlinearchitects.com
Written By Doug Rusk, Architect
A recent office tenant improvement we performed for a national insurance company showcases a great example of why some businesses are more successful than others. When you’re an insurance business that focuses all day on helping other businesses and individuals with risk prevention, damage protection and safety & Loss control, it’s no surprise to find they are just as smart at handling their own office tenant improvement in a similar way.
So when Mary, their regional Project Manager, needed a reputable General Contractor for her company’s 2875 SF office tenant improvement project in Mesa, she called Joe Harris, managing partner of AZ Construction, LLC. Joe’s first move was to confirm this project qualified for the “Permit By Inspection” program offered by the City of Mesa for minor tenant improvements projects. His second move was to retain Doug Rusk, a principal with DESIGNLine Architects, LLC ASAP, who he knew would make him look good to his client by expediting their design/permit submittal package. And because our client Mary provided a detailed specification package that described all their project goals, Doug’s design team needed only 21 business days from signed design contract to obtain City approved building permit in order to start construction. And Joe’s team needed only 20 business days from building permit approval to finish construction so the tenant could move in.
Overall, the tenant improvement scope of work on this project was relatively straightforward:
- Removed several decorative walls and ceiling elements in the main room.
- Remove the old ceiling work, and replaced with a new 11’-4” high T-bar ceiling, modified layout of lights and mechanical as required.
- Removed glass door wall in order to open up the front entry.
- Built 3 new walls to create one new office and two conference room. Painted Orange contract color on new office walls shown on left in photo above).
- Added all the necessary electrical outlets, power panel updates, lighting and data lines necessary for 12 cubical work stations.
- Updated paint and flooring throughout entire 2875 SF space.
Have you noticed the growing number of unattended office lobbies these days? In order to create efficiencies in our tenant improvement, we down sized the fancy lobby and instead positioned one of the typical workstations to act as the reception (see image above).
After removing the curved, multi-height ceiling elements and added the new office and conference room (see left side of top picture), we installed a new single height ceiling grid. We saved $1600 by carefully designing the new ceiling grid and lighting so that we didn’t have to move too many fire sprinkler heads. Per Mesa Fire Department codes if you relocate no more than 9 fire sprinkler heads, then you will not be required to submit complete fire sprinkler design drawings to the City of Mesa.
So if you’re business will benefit more exposure, consider some of the moves our subject insurance client performed:
- Find a prominent corner location on a busy intersection with a gas station next door. – Provides great drive by exposure to drivers waiting at a stop light.
- Locate your business between nationally franchised restaurants on one side and a Fed-Ex type postage delivery store on the other side. This will provide continuous walk by traffic that will build familiarity to your brand.
About the Author
Doug Rusk is the principal at DESIGNLine Architects, LLC located in Gilbert, Arizona. We specialize in residential and commercial tenant improvement for small and medium sized businesses with expertise in space planning and interior design consulting. We’ll provide your General Contractor a thorough preliminary design packages that will enable an early construction cost estimate to confirm your budget quickly.Doug Rusk, Architect DesignLine Architects, LLC Gilbert, Arizona 480-710-3861 www.designlinearchitects.com
If you haven’t already heard… the City of Mesa offers a “shortcut” to obtain building permits for minor commercial remodel. This special program, called “Permit By Inspection” (PBI), will significantly shorten the Plan Review and Permit Approval process – if your project qualifies.
Permit By Inspection (PBI)
The permit by inspection program (PBI) is a voluntary alternative to the standard construction document plan review and building permit approval processes for special projects of certain building uses, occupancies and degree of complexity. The PBI program is intended to provide a stream-lined approach to building permit plan review review and issuance in which senior building inspectors review construction documents in the field and approve the issuance of the building permit. There is a 20% premium for the PBI process on top of the regular building permit fee and other fees.
Benefits of the “Permit By Inspection” (PBI) Process:
There are currently no written criteria to determine if your project will qualify for the building permit by PBI process. To learn more, call Clyde at (480) 644-4273.
If your project does NOT qualify for the PBI process, the regular Plan Review Turn-Around Times at this writing are:
Over-The-Counter Plan Review
The City of Mesa also offers same day over-the-counter plan reviews for the following projects types:
A Mesa architect will help you avoid many common mistakes that are made with construction projects. No matter what kind of space you need today, we’ll make sure it’s designed for your needs in the future. This will give you future function built into today’s home addition. To discuss your Mesa building permit needs, contact Doug Rusk at 480-710-3861 or email us at firstname.lastname@example.org.
Written by Doug Rusk, Architect
Nestled among a large group of Sun Lakes retirement homes, where golf carts dot a sleepy street in South Chandler Arizona, stands a home that’s in desperate need of a Master Bathroom Remodel. bathroom remodel, bathroom remodel, bathroom remodel, bathroom remodel
Recent New York transplants, Ana and Ayad, did what most people do when they move into a home that shows signs of mold in their shower; they called a reputable, licensed contractor, who in this case was Ken from Behrmann Home Basics (BHB). Because this wasn’t the first or the last project that Ana and Ayad would need, Ken knew the first step would be to have a quick hand sketch designed by Doug Rusk, from DESIGNLine Architects, that would help his clients visualize a few alternate ideas for their Master Bath Remodel. Ana had a very specific idea in her mind for the Bathroom remodel. bathroom remodel, bathroom remodel
She wanted to remove the makeup counter, drawers and knee space between the two sinks (shown above). “This would leave 3-1/2 feet of space between the sink vanities for a nice sized floor plant”, she said. But because she also wanted the medicine cabinet storage removed also, Doug, her Architect, had another idea for her Master Bath Remodel.
He wanted to replace the lost medicine cabinet with storage for a toothbrush, soap and accessories. So Doug also proposed Option A (shown above) which would instead add a tall cabinet between the two vanity sinks, high enough for the vanity counter to extend behind the false cabinet front, creating a storage niche. Ana ended up sticking with her original Master Bath remodel vision and kept the space for a healthy green plant. bathroom remodel
Here is the shower converted from a light pink, vintage 1992 ceramic, to a more updated ceramic tile finish, with a textured glass, frame-less enclosure. Below are a few pictures that show the Master Bathroom remodel.athroom remodel
Many of the Sun Lakes home, built in the early 1990’s, are well designed and have great bones. Now that these homes are getting a little older, certain areas need updating. With some strategic planning, the lives of these homes can be extended for another 20 years +. Intelligently remodeling an existing house to make it last for another generation is also one of the most sustainable things a homeowner can do.
Below we’ve outlined a couple of our primary strategies you should consider for your next home remodel:
While it would typically be ideal to update the entire home, most homeowners have a budget that requires a limited scope; being aware of where dollars are spent allows a homeowner to get the most renovation for their buck. Usually there are certain areas of older homes that need the most attention and we’ve found that the kitchen and bathrooms remodeling are typically most in need of modernizing. bathroom remodel
Sometimes it’s hard to know where to stop with a home renovation. While you’re updating the kitchen, it’s tempting to also update a few things in the living room, and then why not replace too old, hall bath shower enclosure and, then you realize, that awful garage floor needs that speckled paint you always wanted. Before you know it, budget creep occurs. We find it useful stay true to your budget and to specifically define where the remodel is ending.
Doug Rusk is the principal at DESIGNLine Architects, LLC located in Gilbert, Arizona. We specialize in residential and commercial remodeling for small and medium sized businesses with expertise in space planning and interior design consulting. We’ll provide your General Contractor a thorough preliminary design packages that will enable an early construction cost estimate to confirm your Master Bath remodel budget quickly. bathroom remodel, bathroom remodel, bathroom remodelDoug Rusk, Architect DesignLine Architects, LLC Gilbert, Arizona 480-710-3861 www.designlinearchitects.com
Chandler is one small business richer since a new bread making business, Gratifying Grains LLC, opened this week. The new Mother and Daughter owners, Betsy Moore and Megan Moore, said that “because they only planned on a minor remodel, the City of Chandler offered us an expedited process to obtain our tenant improvement building permits.”
But they’re not the only ones. Many new Chandler businesses, who are planning to apply for a minor commercial tenant improvement (TI), have recently utilized this special Chandler program called the Small Business Assistance Program. According to Betsy, “this terrific program significantly shortened the plan review time and building permit approval process for us. “ Because not all construction projects will qualify for this program, she recommended that people call Martin Perez at 480-782-3138 for more information.
Small Business Assistance Program
The Small Business Assistance Program is similar, but slightly different, to the Permit By Inspection (PBI) program offered at other Southeast Valley cities. Here’s how it works. A four member team from the Development Services staff, called the Small Business Assistance Team, will visit your new tenant space, and then mail you a written letter that identifies any issues of “significant importance” that might have the potential of costing you time and money. This team is available at no cost and is intended to assist the small business community by helping clients navigate the City’s planning, building permit and licensing process.
There are currently no written qualifications to define a “minor tenant improvement”. To learn more, call Martin Perez at 480-782-3138.
City of Chandler Transportation & Development
Phone: Call Martin Perez at 480-782-3138 to answer expedited method of obtaining building permits.
May Need a Phoenix Building Permit, if you’re:
You May NOT Need a Phoenix Building Permit, if you’re:
A Chandler architect will help you avoid many common mistakes that are made with construction projects. No matter what kind of space you need today, we’ll make sure it’s designed for your needs in the future. This will give you future function built into today’s home addition. To discuss your Chandler building permit needs, contact Doug Rusk at 480-710-3861 or email us at email@example.com. building permits, Building Permits, Building Permits, Building Permits