Office Build-Outs in Irvine, CA
Professional office build-outs and tenant improvements for Irvine’s corporate, tech, and commercial office market. From open-plan collaboration spaces and conference rooms to full shell-to-finish fit-outs — delivered by a licensed general contractor serving Orange County from Pasadena.
OC office market
Class A, Class B and commercial tenant improvements
Irvine permitting coordination
Commercial and industrial tenant improvements are submitted electronically through the City of Irvine’s Irvine READY! portal. We coordinate plan check, required documentation, and inspections for efficient approval and construction start.
Modern workplace fit-outs
Irvine tenants often need flexible layouts, quality finishes, conference and collaboration space, and reliable power/data infrastructure that support hybrid and professional work environments.
One license, multi-scope
CSLB #1083764 covers General Building (B) and Painting & Decorating (C-33), allowing framing, finishes, painting, and coordinated trades under one accountable contractor.
Lease- and landlord-aware delivery
We align scope with landlord work letters, TI allowances, and move-in timelines so projects stay on track from design through final inspection and occupancy.
Our Process
Our Irvine office build-out process is designed for commercial tenant improvement projects that need clear budgets, predictable schedules, and clean City of Irvine permitting.
Assessment & programming
On-site evaluation of the existing shell or second-generation space, landlord requirements, desired layout, MEP capacity, accessibility needs, and target occupancy date.
Scope, budget & design coordination
Written scope with planning-level cost ranges, finish options, and coordination with architects or designers as needed. Alignment with any TI allowance and lease work letter.
Permitting & compliance
Electronic submittal through Irvine READY!, plan check responses, and coordination of building, fire, and any related reviews. We sequence so construction can begin promptly once permits are issued.
Construction
Framing, drywall, ceilings, flooring, lighting, power and data, HVAC modifications, restrooms and break areas as scoped, painting and finishes. Quality control throughout.
Walkthrough & closeout
Final inspections, punch list completion, documentation as required, and handoff ready for occupancy and operations.
Project management and crews mobilize from our Pasadena headquarters to serve Irvine and greater Orange County commercial markets efficiently.
What permits are required for office build-outs in Irvine?
Commercial and industrial tenant improvements generally require a building permit submitted electronically through the City of Irvine’s Irvine READY! portal. Plan check, inspections, and related reviews (including fire authority when applicable) are coordinated through Community Development. We manage the submittal and response process.
Source: City of Irvine Community Development / Building & Safety
How do tenant improvement allowances work in Irvine?
Landlords often provide a TI allowance expressed per square foot. Actual build-out costs frequently exceed the allowance depending on shell condition and finish level. We help clients understand realistic budgets relative to any allowance in the lease.
Source: Commercial lease / TI practice
What is the difference between second-generation and shell build-outs?
Second-generation space usually needs less demolition and system work and costs less. Warm or cold shells require more extensive MEP, partitions, and finishes and typically sit higher in the cost range.
Source: TI industry practice
Can painting and finishes be included in the same contract?
Yes. Under our dual B and C-33 license we deliver general construction and professional painting/finishes as part of a single coordinated office build-out or TI scope.
Source: CSLB license scope
4.9
18 verified reviews
“Clean execution on our Spectrum-area office fit-out. Permitting was handled smoothly and we moved in on the date we needed.”
Facilities Director
Irvine Spectrum
“They turned our open-plan concept into a finished workspace with conference rooms and quality finishes. Clear communication throughout.”
Office Manager
Central Irvine
“Shell-to-finish build-out completed professionally. Good coordination with the landlord and on-schedule delivery.”
Tenant Representative
Irvine commercial campus
Office Build-Outs — Also Serving Surrounding Hubs
Delivering dedicated office build-outs expertise, local code compliance, and licensed crews across Southern California.
Also serving
Looking for office build-outs outside of Irvine? We serve the greater Los Angeles basin, Orange County, and San Gabriel Valley.
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In the Irvine / Orange County market (2025–2026), office tenant improvement and build-out costs commonly range from roughly $50–$85 per square foot for basic work, $75–$130 per square foot for mid-level office TI, and $130–$220+ per square foot for full or higher-spec build-outs. High-end or tech-oriented fit-outs can reach $220–$350 per square foot. Second-generation spaces typically cost less than shell-to-finish projects. These are planning ranges only — final pricing depends on existing conditions, finish level, MEP scope, and full project requirements determined by on-site assessment.
Yes. We hold California CSLB license #1083764 covering General Building (B) and Painting & Decorating (C-33). We are licensed, bonded, and insured for commercial tenant improvement work.
Commercial tenant improvements generally require a building permit submitted through the City of Irvine’s Irvine READY! electronic portal, with plan check and inspections handled by Community Development / Building & Safety. We coordinate the process.
Timelines vary by size and complexity. Many standard commercial office TIs involve several weeks of design and plan check followed by approximately 6–14 weeks of construction. Shell-to-finish and more complex projects take longer. We provide a project-specific schedule after assessment.
Scope varies but commonly includes partitions, doors, ceilings, flooring, lighting, power and data, HVAC modifications, restrooms or break areas, painting and finishes, and coordination of required inspections. We tailor the scope to the lease, landlord requirements, and operational needs.
Landlord TI allowances are often lower than full build-out cost, especially for higher finishes or shell spaces. We help clients compare allowance amounts against realistic construction budgets so out-of-pocket exposure is clear before work begins.
Our headquarters is in Pasadena. We regularly mobilize for Orange County commercial projects including Irvine, with efficient project management and crew staging for Southern California work.
Yes. Our dual B and C-33 license allows us to deliver framing, finishes, painting, and coordinated trades as a single accountable team for office build-outs and tenant improvements.
Ready for an office build-out in Irvine?
Tell us about your space, lease timeline, TI allowance, and workspace needs. We’ll schedule an on-site assessment.
Get In Touch
Phone
(626) 240-4624Service Area
Pasadena · Los Angeles · LA County
Response Time
Mon–Fri 7:00 AM – 5:00 PM
★ CSLB Licensed · Bonded & Insured · Est. 2004