Tenant improvement · ADA restrooms · Commercial
Built to open
on the dateyou promised.
Tenant improvement work runs on a lease clock and an inspection calendar, not on a contractor’s convenience. Partitions, finishes, ADA-compliant restrooms and the systems behind them — held by one contractor so the sign-off is not a scramble.
What holds up an opening
The inspection
is the deadline
Commercial work is not harder than residential. It is less forgiving. One item out of compliance and your certificate of occupancy waits for the next inspection slot.
Trade-by-trade build-out
Whoever is available.
- Demo and framing
- Partitions and ceilings
- Finishes and paint
- Fixtures set
- ADA clearances verified against plan
- Grab bar blocking in the wall before drywall
- Mounting heights checked, not assumed
- Rough and final inspections sequenced
- Corrections closed before re-inspection
Miss the blocking before drywall
and you are opening the wall again.
Lim Construction Services
Built against the inspection.
- Demo and framing
- Partitions and ceilings
- Finishes and paint
- Fixtures set
- ADA clearances verified against plan
- Grab bar blocking in the wall before drywall
- Mounting heights checked, not assumed
- Rough and final inspections sequenced
- Corrections closed before re-inspection
Compliance checked at rough, not at final.
Your date holds.
How a TI runs
Plan, rough,
inspect, open
Every stage below is sequenced around the inspection calendar, because that is what actually controls an opening date.
Plan review
We read the plan set against the space as it actually is. Discrepancies get found now, not by an inspector later.
Rough
Framing, partitions, supply and drain routing, blocking for every grab bar and fixture. Heights and clearances confirmed before anything closes.
Inspect
Rough inspection passed before drywall. This is the stage that protects your date, because a correction here costs hours and a correction after finish costs weeks.
Finish and final
Ceilings, finishes, partitions, fixtures and accessories set to compliant heights. Final inspection, punch list closed, space handed over ready to occupy.
What it costs
Priced against
the plan set
Commercial work is priced from drawings, not from a walk-through impression. Send us the plan set and the scope and you get a real number.
[[His real range for a
standard two-fixture ADA
restroom build-out.]]
- Existing conditionsWhether the space was left clean at turnover, or whether the previous tenant’s build-out has to come out first.
- Compliance gapHow far the existing space sits from current ADA requirements. Older buildings carry more of this.
- Fixture countEach additional fixture is drain routing, venting, blocking and clearance, not just a fixture.
- JurisdictionInspection scheduling and correction turnaround vary by city and affect your calendar more than your budget.
- Occupied buildingWorking around a live tenant or a business that stays open means restricted hours and staged work.
Backed for five years
If our workmanship fails,
we come back and fix it.
Five years of workmanship warranty on the work and on the finish that closes it. Same company, same phone number, same crew. Terms are written into your contract before you sign anything, so the promise is a document rather than a sales line.
CSLB #1079728 · Class B, General Building · Active through 08/31/2027
$25,000 contractor bond, Atlantic Specialty · $2,000,000 general liability, State Farm
Recent work
Jobs, not a photo dump
Scope, city and timeline on every one. A wall of unlabelled photos tells a homeowner nothing.
[[City]][[X]] daysCommercial TI
[[What failed]]
[[Two sentences: what failed, what we did, what the owner got back.]]
[[City]][[X]] daysCommercial TI
[[What failed]]
[[Two sentences: what failed, what we did, what the owner got back.]]
[[City]][[X]] daysCommercial TI
[[What failed]]
[[Two sentences: what failed, what we did, what the owner got back.]]
Questions we actually get
Before you call anyone
Can you work around our operating hours?
Yes. Occupied build-outs are common and we stage the work to keep the space usable. It affects the schedule, so tell us your constraints at the plan review rather than after we mobilise.
Do you handle the inspection process?
Yes. Scheduling rough and final, being on site for them, and closing any corrections is part of our scope. The single biggest risk to an opening date is a correction found after the walls are closed, which is why we push compliance checks to the rough stage.
What does ADA compliance actually involve for a restroom?
Clear floor space, approach and turning clearances, mounting heights for every fixture and accessory, grab bar placement with proper blocking behind the drywall, door hardware and signage. Most of it has to be right before the wall closes, which is why it cannot be an afterthought.
Can you price from our drawings?
Yes, and that is the right way to do it. Send the plan set and the scope of work. A number from drawings is one you can hold us to; a number from a phone call is not.
Are you licensed and bonded?
Yes. CSLB license #1079728, Class B, General Building Contractor, active through August 2027. We carry a $25 through Atlantic Specialty and $2 through State Farm. Verify the licence yourself at cslb.ca.gov before you let anyone into your house — we would rather you did.
What deposit do you take?
California caps a residential down payment at $1,000 or 10% of the contract price, whichever is less. Payment after that follows a written progress schedule tied to completed stages, so you always know what you are paying for. If any contractor asks for a large payment up front, that is your signal to walk.
Free estimate
Tell us about
the space
The more you tell us, the more useful the first call is. If water is moving right now, don’t type — call.
Call (714) 888-5443