Architectural Design, Space Planning & Permitting in Chicago, New York & Miami

Test-fits, construction drawings, and permit filings coordinated with the team that will build the space.

Overview

Most tenant improvement delays start on paper. A layout that ignores the building’s existing plumbing risers, a ceiling plan that conflicts with ductwork, or an incomplete permit set can add weeks before anyone picks up a tool. Bringing space planning and permitting under the same general contract as construction keeps design decisions tied to real field conditions and real costs.

We coordinate test-fits, architectural and engineering drawings, and permit submissions with licensed design professionals, then carry that same set straight into construction. Each of our markets has its own process: the Chicago Department of Buildings offers Standard Plan Review and a Self-Certification program for qualifying projects, New York alteration work is filed with the NYC Department of Buildings through DOB NOW, and Miami-Dade projects are reviewed against the Florida Building Code, including High-Velocity Hurricane Zone provisions where they apply.

The result is a drawing set that the landlord can approve, the building department can permit, and the field team can build without redesigning on the fly.

What's Included

Existing-conditions survey and as-built verification
Test-fits and space planning for headcount, departments, and circulation
Coordination with licensed architects and MEP engineers
Code and accessibility review against the 2010 ADA Standards
Landlord work letter and building-standard review
Permit set assembly, filing, and plan-review comment responses
Budget pricing at each design milestone
Hand-off of the permitted set directly to construction

Our Process

1. Walk the space and document existing conditions
2. Test-fit layouts against your program and budget
3. Develop construction drawings with engineering coordination
4. File for permits and respond to plan-review comments
5. Release the approved set to the construction team

Industries, Service Areas & Related Services

We provide architectural Design, Space Planning & Permitting for every industry we serve, throughout Chicago, New York, and Miami, as part of a complete tenant improvement managed under one general contract.

Related services: Design-Build Services, Tenant Improvements, Office Build-Outs. See all services.

Frequently Asked Questions

Do I need an architect for a tenant improvement?

Most commercial alterations that change walls, exits, plumbing, or mechanical systems require drawings sealed by a licensed design professional before a permit is issued. We coordinate that work as part of the project so you are not managing separate contracts.

How long does commercial permitting take?

It depends on the city, the scope, and how complete the first submission is. Simple interior alterations can move quickly, while projects that change occupancy, egress, or life-safety systems take longer. A complete, coordinated set is the single biggest factor you can control.

Can you work from drawings my landlord or architect already prepared?

Yes. We review existing drawings for constructability and missing scope, price them, and flag anything likely to draw plan-review comments before they are filed.

What is a test-fit?

A test-fit is an early floor plan that checks whether your headcount, rooms, and adjacencies actually fit a space before you sign a lease or commit to design fees.

Ready to Plan Your Space?

Tenant Improvement General Contractors

Licensed commercial general contractor serving Chicago, New York, and Miami.

866-646-7605