Final Plan, Permit and Finish Schedule - Seattle Contractor BUILT-RIGHT®
Successfully Completed Over 500 Fast-Track Tenant Improvement Projects and Counting

Final Plan, Permit and Finish Schedule
Choices to Help You Get In On Time


Making all of your choices in a timely fashion will go a long way to getting your company into the finished space on time.


It can seem like an overwhelming number of choices to make for your project.


An experienced tenant improvement specialist can help you understand the most important choices and where spending less will be an advantage and where spending just a bit more will be beneficial.


Select Your Finishes


  To receive a fixed price quote you will need to select finishes and hardware as part of the process. Basic blank finish schedule forms by following this link.



Your tenant improvement specialist should have a good selection of quick ship and local stock samples available. Selections required may include paint charts, carpet books, vinyl samples, plastic laminate chains, rubber base, ceiling tile, wall coverings, window coverings, cabinetry, counters and a variety of hardware options for your project.


  Consider durability, location and ease of maintenance when selecting finishes. Flat paint on common area accent walls is not a good idea. Wood flooring at a frequently wet entry would also not be a good long term solution. Carpet in a lunchroom with a kitchenette may not work very well in high use situation.



An experienced tenant improvement specialist will be aware of some of the long term issues that are relevant when selecting finishes. During the warranty walk through the tenant improvement contractor has observed finish and product selection performance issues.


  The experienced contractor will make an alternate suggestion if an unsuitable product or finish is selected for a particular application.



It is much less time consuming and costly to select from the contractors standard options. Architect and designer specified products may include a proprietary specification which gives the manufacturer a chance to keep the price per unit high compared to a similar product that may not exactly match the specification.


  If you are looking for a larger selection of sample books then you might try De Mar Company in Tukwilla. De Mar is a flooring distributor who provides a flooring sample showroom for contractor’s customers. De Mar is located at 515 Strander Boulevard in Tukwilla, Washington.


  If you plan to occupy your space during construction consider asking the contractor to use products that contain no volatile organic compounds. Paint, Primer, Adhesives and many other products may contain volatile organic compounds that you should avoid breathing as much as possible. Built-Right has found many no VOC products that we use as part of our standard tenant improvement process.


Furniture Plan



Completing a furniture plan is a key element in the tenant improvement process.



The location of many building system items including outlets, lighting and data locations are determined by your proposed use for each space.



Relocating outlets or adding outlets after construction is complete is more costly than planning ahead and locating them per plan. Selecting and placing light fixtures correctly can reduce eye strain and employee fatigue.



Lighting can enhance finishes, furniture and design elements if the furniture plan is available at the permit plan stage. Many times lighting defaults to a generic coverage plan when the furniture plan is not developed fully at the permit plan stage.



Consider consulting a space planner to determine the optimum utilization and workflow for the proposed tenant space. Key decision makers should be involved in this process as well as key employees that will utilize the space.



If customer provided fixtures or cabinetry are included in your space plan than consider having elevations made with notes and dimensions for the permit plan. An alternate solution would to be to provide the manufactures product specification sheet with the model number and options as part of the project manual.


Tenant Equipment List


  Building system requirements for tenant equipment need to be identified at an early stage in the planning process. In some cases building systems and structure may need to be upgraded to accommodate the tenant’s required equipment. Server rooms may need separate cooling systems. Large safes may need structural improvements. X-ray machines may require additional power from the utility company.



The tenant improvement contractor and permit planner will need a complete list of the tenant’s equipment including the dimensions, weight, working clearances, ventilation, noise control, power requirements, data, control wiring and maintenance access. All specific requirements should be located and included on the permit plans.



If the equipment list is extensive it should be included and located on a separate plan sheet with a schedule stating the requirements for each piece. It is much simpler for the onsite project supervisor to consult a plan page than to dig through the project manual.


  Some common equipment that may be listed on the tenant plans include: laser printers, servers, copiers, phone systems, security systems, appliances, scales, fire suppression, safes, ventilationhoods, x-ray machines, automated pill dispensers, vending machines, exercise machines, televisions, projectors, projector screens, audio visual equipment and reception desks.


Data And Phone Plan


  It is necessary to locate the communication company’s demarcation location in the building to facilitate moving your phone numbers to the new location. If you are moving to a new area code you may need to consider using a foreign exchange to forward your old numbers to the new location. This room may also be the main entry for the internet service providers.



If space is not available in the building’s communication room for your phone system and internet equipment than you may need to consider planning for locating this equipment with your server and security system in your tenant space.


  A completed furniture plan and equipment plan will allow you to quickly determine the quantity and location for your data and phone outlets. A complete data and phone plan will save money compared to adding outlets after construction is complete.


  If your internet connection is required for your business to keep running consider installing service from a backup internet service provider.


Electrical Plan, Lighting, Switches and Outlets


  With a completed furniture plan, an equipment plan and an as-built electrical plan in hand it is relatively simple to lay out the outlets and switches for your new space.



Some outlets may need to be placed at a different height than a general purpose outlet.  Flat screen televisions, retail signs and above counter outlets need to be noted on the electrical plan and elevations.


  Any equipment that requires a direct connection should be checked for placement of the electrical connection. Cut sheets should be available for review for new equipment that is not on site. It is a good idea to have a copy of the equipment invoice available to verify the model number and options of the equipment ordered.


  An as-built reflected ceiling plan is needed to modify the lighting plan. With a reflected ceiling plan and a completed furniture plan a designer is able to enhance the overall design and function of your space through fixture selection and placement of lighting.  A lighting designer and architect may collaborate to achieve the best result through integrated planning and design.


  Accent lighting, pendant lighting, indirect lighting, exit lighting, emergency lighting, sign lighting exterior lighting and retail spot lighting are some of the common lighting types available.


  Energy codes will limit the total number of watts per square foot that are available for the lighting plan. Motion and occupancy sensor light switches are required for some locations.


  If your business has frequent furniture plan changes you may want to consider sticking with a generic lighting plan or track lighting which will allow for simple changes.


Safety And Security Plan


  How important is your business equipment and data? Do you have a disaster recovery plan?



Does your business need physical security with controlled keys?



Does your business need key card access with entry and exit records?



Would video surveillance be a good idea for interior and exterior security?



Is the parking lot well lit? What is the neighborhood like at night?



Does the demising wall extend to the structure in your space?



Are deadbolts installed at the entry doors? Are the door strike plates secured to the building structure or just to the wood door frame?



Is the rooftop access secure? Is it accessible from outside or common areas?



Do accessible windows have security film on the inside in case of forced entry?



Are fire extinguishers accessible with inspection tags that are up to date?



Are emergency exit doors and pathways clear for emergency egress?




This document is provided to as a helpful resource. It is a starting point but it is not intended to cover every conceivable situation. Using experienced advisors should always be considered before you sign any lease or commit to any outlay for tenant improvements.

Guide provided by BUILT-RIGHT®.  - © 2012

Click here to download a PDF version of this guide.


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