Tenant build-outs finished by the date rent starts.
Your suite is vacant, and every month it stays that way is rent you never get back. We build tenant improvements for Central Arkansas property owners on the one schedule that matters: the one in the lease you just signed.
Licensed, insured and bonded ยท 9+ years ยท 100+ completed projects
Which changes how we build.
Our ownership also runs a Central Arkansas rental portfolio of 150+ doors. So when you tell us a rent commencement date, we are not hearing a preference. We are hearing the day your income starts, and we have been on your side of that date ourselves.
- We flag the long-lead items in week one instead of week six.
- We tell you when a scope will not fit the allowance you negotiated, before you sign the work letter rather than after.
- We would rather lose a job on price than take one we cannot deliver on the date you need.
What a blown delivery date actually costs.
Landlords tend to price a TI build-out on the bid. The bid is the small number. The real cost of a slow build-out is the rent that never starts, and it compounds in three directions at once.
- The rent that never starts. Every week of overrun is a week of income gone for good.
- Free-rent and abatement triggers. Many work letters give the tenant a day of abatement for every day of landlord delay. Now the overrun costs you twice.
- The tenant who walks. A tenant who cannot open on time may have a termination right, and you are back to marketing a suite that is half-built to someone else's specification.
A build-out that comes in slightly higher and finishes on the date is almost always the cheaper outcome. We will show you that math on your own numbers before you award the job.
Read properly, before it is executed.
The work letter is where landlord TI projects quietly go wrong. We read it with you before it is signed, looking for the same handful of things every time.
- What the allowance actually covers. Whether soft costs, permits, design and management fees come out of it, or sit on top of it.
- Where the landlord work ends and the tenant work begins. The single most common source of a mid-project dispute.
- Who owns the overage. Whether the tenant funds the excess directly, amortises it into rent, or it lands on you.
- What triggers substantial completion, and whether a certificate of occupancy or the tenant's own fixturing is inside or outside that definition.
- Which delays are excusable, and what a tenant-caused change order does to the date.
- What happens to the unspent allowance if the build comes in under.
We are contractors, not your attorney, and we will tell you when something belongs in front of one. But we have watched enough of these to know which clause is about to cost you money.
Suites that open on time.
Office build-outs
Build-outs and reconfigurations, from a single suite to a full floor.
Retail & restaurant fit-outs
Including the storefront and kitchen work that drives the schedule.
Medical & professional suites
Where the inspection path is longer and needs planning from day one.
Whitebox, demising & make-ready
Demolition, demising walls and a clean whitebox delivery, so your broker has something to show. A suite that shows well leases faster and at a better rate.
Multi-suite turnover programs
For owners with recurring rollover across a building or portfolio.
Serving Central Arkansas
Little Rock, North Little Rock, Conway, Benton, Bryant, Maumelle, Sherwood and Jacksonville.
Service areasBackwards from the date rent starts.
Walkthrough and scope
We tour the suite, confirm scope, and flag code and base-building issues before they become change orders.
Line-item budget against the allowance
You see where every dollar sits relative to the number in the work letter.
Schedule built backwards from rent commencement
Long-lead items identified and ordered first. One point of contact and a weekly written update, so you can answer your tenant without calling us.
Punch, final inspection and handover
Documented, so substantial completion is not an argument.
Commercial interiors we can actually talk about.
Jacksonville Mini Storage office & retail
Full interior and exterior remodel of the office and retail building, taken through inside and out in one program.
See the projectWealth management office remodel
A professional services suite rebuilt for a client-facing practice.
Medical office remodel and build-out
The longest inspection path in commercial interiors, planned for from day one.
Church classroom remodel
In progress.
We have also delivered build-to-rent communities, multifamily renovations including Towne Park Apartments, custom homes and the Jacksonville Mini Storage facility itself.
Before you sign the work letter.
Do you work with landlords and tenants on TI allowances?
Yes. We regularly build out spaces tied to a tenant improvement allowance and coordinate scope, budget and documentation so landlord and tenant stay aligned.
How fast can you get a vacant suite lease-ready?
Whitebox and demising work can move quickly. We give you a realistic schedule before we start so you can plan around lease dates.
Do you handle permits and inspections?
Yes. Permitting and inspections are part of the build. We coordinate with the city and, on leased space, with your landlord.
Can you keep the building open during the work?
In most cases, yes. We phase the work and schedule the disruptive parts around your hours so you and your other tenants keep operating.
What areas do you serve?
Little Rock, North Little Rock, Conway, Benton, Bryant, Maumelle, Sherwood and Jacksonville, and the surrounding Central Arkansas region.
Talk to us before you sign the work letter.
Send us the suite, the draft work letter and the date you need rent to start. You will get a line-item budget and a straight answer on whether that date is real.