Why does this Tenant Improvement Cost So Much?
I’m often asked questions like this in the early phases of a tenant improvement. The client has many questions during early phases of an office relocation, and they normally would prefer to pin down the cost question quickly, so they can make a decision whether to move forward.
BEFORE you begin your “Scottsdale Home Remodel”
Home Remodeling Scottsdale
BEFORE you begin your Scottsdale home remodel project, there are a few important steps to take now, that will prevent surprises later – surprises that might significantly affect your project budget and time schedule. The detailed steps below will give you an idea of the some of the upfront research needed BEFORE starting your home remodel in Scottsdale. Working with an expert such as an Architect will help you navigate this important process.
1. Read your CC&R’s –
Home remodeling is about change, and major changes to an existing Scottsdale home may be subject to rules and restrictions set by state and local building authorities as well as the legal rights of your neighbors. Review your Codes, Covenants and Regulations (CC&R’s) you agreed to comply with when you moved into your neighborhood.
2. Scottsdale, AZ Development Standards –
Every Scottsdale home Parcel has Zoning Ordinance and Building Setback requirements and restrictions , including distances that buildings/ structures must be “set back” from the property line. Setback requirements for your home will vary depending upon the zoning district (i.e. R1-190, R1-7, etc). Submit a Setback Request to the City of Scottsdale to determine the development standards for your property. This will help you determine where you can build on the lot, the lot coverage restrictions (if applicable) and wall/fence restrictions. Looking for the APN# of your parcel? Go to www.Maricopa.gov and select GIS Maps.
3. Fire Sprinklers -
If you are improving or adding 25% or more of the existing structure (under roof area), then fire sprinklers must be installed through out the entire Scottsdale home, including enclosed, non-heated storage, garage, etc. Here’s a link to Scottsdale’s Fire Sprinkler worksheet. For approximate sprinkler installation costs figure between $1.50 – $3.00 per square foot under roof, depending on complexity.
4. Building Code -
If you are improving or adding 50% or more of the existing structure (under roof area), then the entire structure must be brought up to all current Building Code standards. For work that is less than 50%, only the new work you are completing on your home must comply with current codes.
5. Will you need a Building Permit?
There are four types of Scottsdale building permits:
Building Permit
- - Required for all construction work including patio covers, room additions, carports and garage enclosures, walls/fences, retaining walls, and accessory buildings (storage buildings less than 200 square feet only requires a site plan). Permits will expire if work is not commenced within 180 days of the permit being issued to you, or if the work is not inspected by the city for a period of more than 180 days.
Electrical Permit
- - Required to install, alter, reconstruct or repair electrical wiring on any building, structure, swimming pool, or mechanical equipment.
Plumbing Permit
- - Required to install, alter, reconstruct, or repair any plumbing system, gas system, lawn sprinkler supply, water heater replacement.
Mechanical Permit
- - Required to install, alter, reconstruct or repair any furnace, refrigeration or other air conditioning equipment or system, except portable or window units.
6. You may NOT need a Building Permit
While most home improvement projects in Scottsdale require a permit (which helps ensure safety standards), there are some projects that do NOT require a residential building permit:
- - Detached, non-habitable structures smaller than 200 square feet in floor area (a site plan is required);
- - Patio slabs or sidewalks/drives (not over 30 inches above grade);
- - Repair existing landscape irrigation piping (a permit is required to connect a new irrigation system to your waterline);
- - Walls, three feet or less (except retaining walls);
- - Low-voltage landscape accent lighting;
- - Minor repairs or replacement of non-structural items such as glass, doors, hardware, kitchen cabinets, carpeting, flooring or trim work (not affecting a pool enclosure or garage);
- - Paint (interior/exterior); repair drywall, plasterboard, paneling or stucco (insulated stucco systems require a permit);
- - Repair or replace existing evaporative coolers or air conditioning units without increasing the unit size or capacity;
- - Repair or replace existing plumbing fixtures in the same location;
- - Re-shingle or retile a roof when the same material is used.
7. Scottsdale Permit Fees
For a fee schedule, refer to www.scottsdaleaz.gov/onestopshop and select “Fees” Or you can contact the One Stop Shop at (480) 312-2500.
8. Home Improvement Forms & Guides
Looking for plan submittal information for major or minor remodels built in Scottsdale, AZ, then click here.
About the Author
A Scottsdale 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 set up an appointment contact Doug Rusk at 480-710-3861 or email us at drusk@designlinearchitects.com.
Doug Rusk, Architect
DesignLine Architects, LLC
Gilbert, Arizona
Do Phoenix Tenant Improvements Need Building Permits?
If you are planning to update the building for your business, like plumbing, electrical or move bearing walls, your municipalities’ building department requires an Architect to submit Phoenix tenant improvement construction drawings for building permit approval. Not only can DESIGNLine ARCHITECTS provide the design and construction drawings, we will submit them for you and work with the municipality to get them approved as quickly as possible.
We will help you avoid many common mistakes that are made with construction projects. We will also help you to make decisions that will enhance your business by guiding you through the entire remodeling process from concept to completion.
Phoenix Tenant Improvements Means Planning First
Most business owners underestimate the number of decisions they need to make their Phoenix tenant improvement successful. Proper planning helps you avoid the confusion.
- - Start an image file by collecting pictures of spaces and buildings you like.
- - Create a list of the rooms and functions you want accommodated.
- - Identify your goals for project schedule and budget.
Phoenix Tenant Improvement Considerations
Whether consulting with your architect or contractor for ideas and advice, there are a variety of decisions you’ll need to work through. A tenant improvement doesn’t have to mean opening more space; it could mean being more strategic about the space you already have. At DESIGNLine ARCHITECTS we offer an alternative Design/Build approach that will pin down the cost question quickly, so you can make the decision to move forward.
How do I get started?
To set up an appointment contact Doug Rusk at 480-710-3861 or email us at drusk@designlinearchitects.com. tenant improvement process can be an intimidating. DESIGNLine ARCHITECTS will ensure your Phoenix tenant improvement look more attractive and welcoming, while also increasing efficiency and comfort for employees.
Why does this Tenant Improvement Cost So Much?
“We just want to tear down a few walls and convert a storage area to a small break room. That can’t cost a lot, right?”
Clients asked questions like these in the early phases of a tenant improvement. The client has many questions during early phases of an office relocation, and they normally would prefer to pin down the cost question quickly, so they can make a decision whether to move forward.
Many companies these days are choosing to make a few minor revisions to their office space instead of building new a office building or undertaking a tenant improvement. Whether dividing up office space to sub-lease a portion of it, or making changes that improve productivity, or attracting customers, businesses are focused on ways to increase revenue with minimal expense.
Tenant Improvements are Not Always Easy
Moving walls for a tenant improvement is not as easy as you would think. Actually, we don’t really move walls. Existing walls are demolished, and new walls are built from scratch in new locations. Also, changing wall locations requires relocating HVAC vents, light fixtures, sprinkler heads, electrical wiring and outlets, telephone and data cabling, and sometimes moldings or wainscoting. Where existing walls are demolished, entire new areas of flooring and ceiling material are usually needed, because simply bandaging the wounds left by demolished walls would be unsightly. This means recarpeting an entire room or an entire office suite, so the carpet matches throughout.
Many construction trades are needed to relocate even one wall, so a General Contractor must be hired to coordinate the necessary sequence of events amongst the various trades. The GC will hire framing, drywall, HVAC, electrical, cabling, flooring, and demolition subcontractors, and charge about 20% above and beyond the total subcontractors’ fees. A minimum amount is charged to make it worth the effort, so small tenant improvement projects cost more per square foot than large projects.
Tenant Improvements Cost Estimate Provided Quickly
DESIGNline ARCHITECTS offers an alternative Design/Build approach for tenant improvements that will pin down the cost question quickly, so you can make the decision to move forward. We’ve developed a three-step approach:
- Identify your budget and design goals, and offer a low cost conceptual design package. Once you approve the conceptual design and scope of work, we will work with your general contractor to confirm the approved design is on budget, with a construction cost estimate to within a +/- 20% range of variability.
- Once the conceptual design and budget align, we will finish your final design phase. Then when the construction documents are 75% complete, we will again work with the contractor to refine the construction cost estimate to within +/-10% range.
- And when the final project is bid to the subcontractors, the costs are locked in, assuming no design changes.
About the Author
To set up an appointment contact Doug Rusk at 480-710-3861 or email us at drusk@designlinearchitects.com. DESIGNline ARCHITECTS will help you avoid many common mistakes that are made with construction projects. We will also help you to make decisions that will enhance your business by guiding you through the entire commercial remodeling process from concept to completion. We will ensure your tenant improvement will look more attractive and welcoming, while also increasing efficiency and comfort for your employees.