We are celebrating 20 years of serving Northern Colorado and the greater Denver area and what a journey!

You have the home inspection report, but now what? Once the inspection is completed, the inspection summary provided can be used as a punch list directing negotiations and the beginning of project planning, as more than likely the layout, floors, walls, etc. will need to be modified or updated to reconfigure the space to meet your needs.

Winding River Inspection Services can help you continue those next steps before, during, and after the inspection by providing project oversight, keeping the project on budget and on schedule. Many clients have found us to be a great resource using our experience in the industry, connections, and resources for successful project completion. No matter if you are leasing a restaurant, warehouse, office, medical office, or retail space, Winding River can help manage the scope of work and specific details.

Resource Guide for Remodeling, Tenant Finish-Outs, and Construction

Tenant Improvement – Lease Negotiation and Construction

  • Get in writing how and what condition the landlord is going to deliver the space.
  • Know what improvements the landlord is going to make AND how they will pay for.
  • Know exactly how much of a tenant improvement allowance the landlord is giving and what you will be allowed to use the money for.

Construction Planning and Project Management

  • Depending on the size and scope of the improvements, you will need to begin with design, planning, and construction cost estimation. Become familiar with Denver building codes and regulations to ensure that you meet the municipalities requirements for design and permitting.
  • The next step is construction cost estimating and contractor selection. Get at least two to three construction bids so you know exactly how much the improvements will cost, being mindful that low bidders are often in over their head, do shoddy work, or miss important deadlines.
  • Obtain a preliminary cost estimate based on your specifications. However, it is important to realize that until projects are ready to submit to the city for final approval and everything has been itemized and aligned with the final plans and specifications, it is not possible to give a completely accurate final cost estimate. Changes to the plans that occur before they are submitted often cause the cost estimates for projects to vary. Always ask for and expect a detailed cost estimate once you reach this stage. Additionally, it is important to include an allowance for any areas that might remain unclear to cover any contingencies.

Construction in Progress

  • Before starting the commercial remodel or finish out construction, Winding River Inspection Services will walk the space with the contractor and landlord AND thoroughly review the scope of work line by line to make sure EVERYONE is on the same page.
  • Construction progress should be evaluated on a regular basis. Winding River provides project oversight verifying that the progress and milestones set in the original project schedule are met.
    • Weekly Reports Including:
      • Building Department Home Inspection Reports
      • Pictures of Progress Made
      • Change Orders and Schedule Updates
      • Notifications of Potentials for Delay
  • Utilities – Ensure that all are set up and ready for construction approval to avoid delays.
  • Payments to contractors may vary depending on the project requirement and the payment terms on both sides. The most important thing is to make sure these terms are clear and agreed upon upfront so there is no misunderstanding. Generally, construction contractors are paid when work is completed and billed monthly. There are exceptions to this depending on the project requirements.

Certificate of Occupancy

  • Wikipedia defines as A Certificate of Occupancy as a document issued by a local government agency or building department certifying a building’s compliance with applicable building codes and other laws, and indicating it to be in a condition suitable for occupancy.
  • The procedure and requirements for the certificate vary widely from jurisdiction to jurisdiction and on the type of structure. In the United States, obtaining a certificate is generally required whenever:
    • A new building is constructed.
    • A building built for one use is to be used for another (e.g., an industrial building converted for residential use).

Occupancy of a commercial or industrial building changes, or ownership of a commercial, industrial, or multiple-family residential building changes.

Final Walk-Through and Punch List

  • In the construction industry, a punch list refers to a list of repairs and incomplete work items remaining at the end of a project that must be finished before a contractor can receive payment.
    • A good punch list will define all items that need to be addressed before final occupancy, and include a plan for completion. The list will include any minor repairs to finishes, cleanup, and any outstanding installations remaining. In some cases, the punch list will also include final additions to scope with new last minute details.

Construction Documentation

  • Make sure that you keep copies of all the drawings, designs, contracts, and other documents involved in your tenant improvement construction project. These will often be a starting point for any changes, fixes, or alterations you may need in the future.

If you’re in need of professional and thorough home inspection services, get in touch with our team at Winding River today. We have years of experience to give you the confidence you need. Schedule a home inspection with us today.