Seven steps, zero resident displacement.
Commercial work is residential work under more constraints — occupied properties, ADA triggers, AHJ inspections, and certificates of insurance. Here's how we deliver without surprises.
- 1
Site walk + scope
Property manager or owner walks the property with our commercial team. We document conditions, photograph existing failures, and identify ADA and code triggers that have to be addressed.
- 2
Design + engineering
Engineered or sealed drawings where the project, the engineer of record and the reviewing authority require them for structural, pool-barrier, accessibility or grading elements. Material specs and finishes selected to match brand standards or HOA architectural review.
- 3
Proposal + insurance docs
Itemized proposal with phasing plan, COI, W-9, ROC verification, and certified-payroll packet if applicable. No 'TBD' line items.
- 4
Permit + AHJ coordination
Permit responsibility is confirmed in writing in the signed scope; where AE is the applicant we submit and coordinate inspections, and the property manager gets a single dashboard for status updates. Plan review, permit and inspection acceptance rest with the authority having jurisdiction.
- 5
Phased construction
Defined work zones, temporary safety fencing, after-hours loud work where required, daily clean-up, and weekly progress meetings with your property manager.
- 6
Closeout + compliance package
As-builts, warranty documents, accessibility documentation as scoped, pool-barrier inspection records where the authority issues them, equipment manuals, and a care plan — all delivered digitally.
- 7
Guardian for Commercial (optional)
Quarterly or monthly recurring maintenance under a fixed-fee contract. Your property retains the same crew, the same standard, the same single point of contact year over year.
What we plan around.
- Occupied use. Residents, guests, students, and staff stay on-site. Phasing, dust control, and safe path-of-travel are planned before mobilization.
- ADA triggers. Once a project touches path-of-travel, ramps, or restrooms, ADA requirements can compound. We review triggers with the AHJ before scope is finalized, not after inspection.
- AHJ & jurisdiction stack. City building, health, and fire departments each have inspection windows. A schedule that ignores the inspection queue is a schedule that slips.
- Insurance & COI requirements. Every property manager and HOA has its own certificate language, additional-insured requirements, and waiver-of-subrogation clauses. We match the language before we hit the site.
- Board and manager communication. Weekly written updates, monthly photo reports, and a named single point of contact — because commercial decisions need a paper trail.
- Warranty transfer. Commercial owners change; warranties don't disappear. Workmanship and manufacturer terms are documented at closeout and transferable on sale.
Guardian is how we stay accountable.
The last step of the process is the first month of Guardian for Commercial. Every warranty item, seasonal task, ADA review, and re-seal cycle stays under one contract with the crew that built it — which is why nothing gets orphaned at year two when the general contractor is long gone.
Common questions about commercial delivery.
What makes commercial construction different from residential?
Occupied use, ADA triggers, AHJ inspection stacks, insurance requirements, and board or manager communication cadence. Every one of those constraints has to be planned before mobilization — not discovered during the build.
Do you handle permits and AHJ coordination directly?
Yes. We pull permits, coordinate with city building, health, and fire inspectors, and schedule around their windows. Ignoring the inspection queue is the single most common cause of commercial schedule slippage.
How do you keep residents and guests safe during construction?
Phased scope, dust and noise control plans, temporary path-of-travel routing, signage, and a documented safety walk before mobilization. Residents don't move out and guests don't check out.
What insurance documentation do you provide?
Certificate of Insurance matched to the property manager's specific language, including additional-insured status and waiver-of-subrogation clauses where required. Placed on file before we hit the site.
How are warranties handled when the property changes owners?
Workmanship and manufacturer warranty terms are documented at closeout and transferable on sale. Commercial owners change; warranties don't disappear.
What's the typical timeline from site walk to construction start?
Depends on scope, but 6–12 weeks is common for design, engineering, permits, and material lead time on a typical HOA amenity or hospitality deck. Larger scopes with ADA remediation or pool work extend from there.