Greater Pacific Construction - Top Signs You Need Commercial Remodeling On Your Property

Top Signs You Need Commercial Remodeling On Your Property

It may have been unthinkable in the past that manufacturing and construction would actually come together. Both used to be distinct and separate from each other but with modern technologies Commercial remodeling or giving your commercial property a facelift is needed from time to time. As an owner of the property being rented out for business, you need to ensure that you maximize your income and profits by being on top of your asset’s wellbeing.

Discuss with your regular contractor to carry out inspections and repairs periodically. In case you do not have one yet, a commercial contractor in Orange County can help you with your repairs, rebuild, and remodel concerns.

There will be some instances when you will have to do a complete commercial remodeling to make it more profitable in the long term. Below you can read a few signs that you need to remodel your building.

1. Health Risks for Building Occupants

Pay attention to your building especially if there are cracks, molds, or electrical systems not working efficiently. In most cases, molds in your building means there is a leak somewhere and it’s causing dampness. This could pose health risks for the tenants and if unattended, could escalate to a lawsuit. Double check too on your contract to find out your responsibilities are as the building owner towards your tenants.

2. Occupants moved out

A great opportunity to remodel your property is when your tenant has moved out. Now is the time that you can also address building issues that you were not able to work on when your tenant was still occupying the property. When undertaking a commercial remodeling, the value of the rent can significantly increase. Choose how you want to redesign the space according to the type of business you want to target as tenant.

3. Physical Hazards

When inspecting your commercial property, play close attention to parts that may have become loose or broken. Ask your commercial contractor to do a safety hazard check to avoid future lawsuits in case accidents happen.

4. Increase Security

A building equipped with good security systems is always attractive to tenants. It not only protects the building occupants but also the building itself from vandalism or looting. Upgrade to the latest closed-circuit TV (CCTV) system which may cost less than what you would potentially lose if your property is unprotected. You can also include reinforcing the doors and windows, especially on the lower floors to deter intruders.

5. Need to expand leasable space

Are you thinking to maximize your rental income? Then commercial remodeling might be the answer to that. Your commercial contractor can help convert large units to have smaller ones. There are cost-efficient ideas on how to increase your space and you might need to invest for separate cooling and heating units, water, and electricity meter. With more units to offer, you will be able to increase your rental income.

6. Need to increase commercial unit price

Another way to add to your rental income may come in the form of increasing the rent on your commercial property. Commercial remodeling helps a lot in giving a reason why a potential tenant should pay for a higher price. You can think about changing your doors or windows, adding a common area or modern kitchenette, and other upgrades to show your potential tenant that you have invested in the property for their convenience. You may even include adding or replacing light fixtures, adding parking, etc. to increase the value of your commercial property.

7. Need to replace electrical systems or HVAC

Your property might be a bit old by now and the electrical system is outdated. This means that you need to do rewiring when there are constant faults or fuses that keep breaking. As a property owner, it is also your responsibility to ensure that your HVAC is working properly. In case it is not providing proper heating or air conditioning, you need an HVAC professional to inspect the system. Speak with your commercial contractor as well in case there is a need to completely replace the HVAC.

Getting your property in optimal condition via commercial remodeling is a great way to keep your tenants happy. You also protect your investment by making sure that you hire a reputable commercial contractor for your building’s remodeling.

In Orange County, Greater Pacific Construction can help you with your remodeling projects. It has worked on numerous projects in the SoCal area with satisfied clients due to their expertise, good reputation, and quality work. Give them a call at (800) 469-1922.

Greater Pacific Construction - Residential Construction Vs Commercial Construction: What's the Difference?

Residential Construction Vs Commercial Construction: What’s the Difference?

It might be easy to think that when you want something built, you might be prone to say it’s a general construction. However, there are gray areas and would be better for you to understand the difference between a residential construction against a commercial construction.

When looking to build your property, it is best to identify the use or purpose of what you want to build.

A residential construction is defined as something that is built for the purpose of dwelling. It can be ground surfaced such as single- or semi-detached houses, row houses, etc. or non-ground based (condominiums, apartment buildings, etc).

A commercial construction is all other types of projects such as schools, skyscrapers for offices, public structures, malls, and others that are meant for commercial purposes.

It is essential for you to know the difference between the two for funding or loan reason. Most importantly, you can choose to work with a contractor based on expertise. In Orange County, you can count on Greater Pacific Construction that has the ability to complete and deliver projects for both residential and commercial constructions to the satisfaction of clients.

Residential projects normally involve the direct liaison between the general contractor and client. They both agree on the scope of work, design, and completion time of the project.

Commercial construction takes a much larger scope and needs different capabilities or expertise to implement than residential projects. Workers on this type of project need to be able to adapt to a multi-task environment and equipped with special skills. It is funded by the client/company through bank financing, by a government agency, or by the owner or developer.

Residential construction, meanwhile, has a much lower level of requirements in terms of project size compared with commercial construction. This project type could range from new build, an add-on or improvement home feature, or a renovation. The residential construction’s scope may be smaller but does not mean the need for professional experience and skill to complete the job is less. Expertise and reliability of the general contractor is still a must just like Greater Pacific Construction.

Both residential and commercial constructions are run by project managers alongside engineers and architects to ensure completion.

In both types of projects, a single general contractor with a complete team is enough to deliver on time. It is fairly common in the construction industry that sub-contractors are performing some aspects of the projects especially if the skills required are highly technical.

As a client, it is best that you check on the status of a contractor and their license before you hire them for either a residential or commercial project. You have the right and responsibility to be diligent in contracting anyone to do an important project with you. Always consider a general contractor that is licensed and in good standing. You may also check with the Better Business Bureau to see if there are any records of complaints filed against a specific contractor. If your project is in Orange County, you might want to see the project history and clients’ testimonials for consideration.

You and your contractor should clearly understand the differences between a commercial and residential project. Apart from the scope of project, each entails different types of permits and must be handled properly with the correct city agency. A contractor that tries to cut corners and not follow proper procedures will cost you more because of penalties and fees.

Consult Greater Pacific Construction if you have either a residential or commercial construction project. We take great pride in our work and consistently provide excellent, high-quality work at a reasonable price, along with uncompromising standards of safety and outstanding customer service. Greater Pacific offers services across Orange County, namely Tustin, Irvine, Newport Beach, Orange County, Laguna Beach, Laguna Niguel, San Juan Capistrano, San Clemente and Dana Point. Call us at (800) 469-1922 or fill out our contact form for more information.

Greater Pacific Construction - Tenant Improvements: What You Need To Know

Tenant Improvements: Things To Know

Congratulations! So, you found the perfect commercial place for your business! But just before you sign the contract, consider first what tenant improvements you are allowed before you start designing your space as per your needs.

What is “Tenant Improvements”

Tenant improvements or leasehold improvements are simply the bespoke interior finish or build-outs that a landlord or tenant will do on a specific commercial rental space for the benefit of the lessor. The rental space could be an office, shop, or warehouse.

The reason you need to hold your horses (if you are the possible tenant) before signing that commercial lease contract is because you need to be fully aware of the terms on alterations you or your landlord can do to the space. You do not want to spend money making improvements only to find out your landlord is against it, right? Also, when the lease term is up, who owns the improvements made? Therefore, it is necessary that tenant improvements must be negotiated clearly and agreed upon by the tenant and landlord prior to signing the commercial lease agreement.

Also, improvements can be secured to the property or assessed to the tenant on the unsecured assessment roll, according to the California State Board of Equalization. Further, properties – commercial, industrial, and others that generate income, require regular monitoring by the assessor to determine value in light of the changes made. Alterations in the property must be reflected in the assessment if they qualify as new construction or not as required by law.

The California Revenue and Taxation Code Section 441(d) requires the landlord and tenant to provide the assessor with a copy of the lease and the construction contract. Don’t worry because the terms and information provided in both the lease and construction contracts are kept strictly confidential. The assessor needs to analyze the lease to determine whether a separate assessment for the lessee-owned improvements should be created.

In case the lease has ended and nothing was defined in the contract between the tenant and landlord, it will be good to know that the law has defined default rules on fixtures that a tenant may or may not remove. Generally, fixtures are those affixed to the property like water heater, pipes, air conditioners, built-in furniture like cabinets, sink, and others.

The California Civil Code §1019 allows a tenant to remove during the lease term from the premises “anything affixed for purposes of trade, manufacture, ornament, or domestic use, if the removal can be effected without injury to the premises, unless the thing has, by the manner in which it is affixed, become an integral part of the premises.” If the tenant does not remove these before handing over the property, it is deemed part of the premises and owned by the landlord.

The State of California basically allows a tenant to remove any improvements it has made on the premises before returning the property. The tenant must return the property in pre-improvement conditions. In this case, tenant must repair the property or compensate the landlord if the removal of any improvements will cause any damage. The most common example will be re-sealing a wall that bore a hole due to an improvement done.

Still with us? Carry on, we have a few more to talk about.

Who Pays?

Tricky. But not really. Everything can be resolved through good negotiations. In tenant improvements, the landlord would generally pay for the alterations. This is so that the property can attract a long-term lease.

There are also several ways to go about tenant improvements. The paying landlord can shoulder a tenant improvement allowance of $5 to $15 per square foot budget on the build-outs. The landlord also oversees the project.

On the other hand, the landlord can also offer a discount on rent for a number of months if the tenant is shouldering the improvements. In this case, the tenant oversees and controls the project.

What Tenant Improvements Are Allowed

Having established your agreement with the landlord, you are now ready to embark on your space improvements. Every tenant improvement is unique as it is guided by your own design principle in consideration of company culture, functional and aesthetic needs, and many more. This is also why an experienced and reliable contractor such as Greater Pacific Construction is a necessary ally.

Tenant improvements are necessary in most commercial spaces as it is quite uncommon to find a space that exactly meets your needs. The negotiation of a favorable tenant improvement agreement with the landlord is crucially important to minimize your capital expenses. The alterations are structural by nature:

  • Partitions
  • New floor (tiles or carpets)
  • Walls
  • Plumbing
  • Electrical
  • Disability changes or upgrades
  • New or change paint
  • Adjustments in ceilings
  • Windows
  • Any other structural changes agreed upon

Cost and Timeframe

The timing and cost of tenant improvements largely depend on the scope of the work and the existing condition of the premises. A property without built-outs or in shell condition will relatively cost significantly to improve. It may also take an average of three to four months to complete. It is expected to cost less and faster to improve if the property has been previously occupied (unless a complete redesign is envisioned).

Design and Planning

With everything done and dusted between the landlord and tenant, the next phase is to find that reliable partner in executing the improvements.

As time costs money, it is necessary to discuss the budget with your contractor and the expected completion time (based on your need to operate). When looking for a contractor, consider the following:

  • Reputation of the contractor to deliver timely and impeccable services
  • Licensed
  • Insured
  • History in the business
  • References or sample projects that have been completed
  • Knowledge of local building codes and requirements

Look no further as Greater Pacific Construction have been in the industry for over a decade and has some of the most impressive projects in Orange County.

The General Contractor

With particular designs and requirements you need for your commercial space, finding the right contractor is a must. An experienced general contractor in Orange County can do these improvements within the agreed time frame, with the least discomfort or inconvenience to your operations.

Greater Pacific Construction in Orange County is of great reputation and experienced general contractors. Currently, they have quite an impressive portfolio of commercial projects completed successfully and to the utmost satisfaction of their clients in Orange County.

Greater Pacific Construction - Greater Pacific Construction - Everything You Need to Know About Room Addition

Commercial Renovation Contractors – What To Know

The commercial renovation industry is big business. .And to be honest, not all contractors do business in the same way. Here are a few tips on how to avoid a “shady” commercial renovation contractor:

Appearance Matters – If you want to know about the attention to detail you can expect from you contractor pay attention to the way he presents his company. He may not be wearing a suit and tie, but his appearance should be neat and professional. This applies to his company vehicle as well; does it display the company’s name and logo? Is it tidy and well maintained? Even whether or not he presents you with a business card can be a reflection on his professionalism.

Check and Verify – Canvassing family, friends and business associates for a recommendation is often the best way to find a great contractor. Requesting references is a great, but only if you check them! The same is true for their professional credentials.

If It Sounds Too Good to Be True…yep, you guessed it – it probably is. Be cautious of low-ball offers and estimates that are drastically different.” Offers of a “one-time-only, special low price,” should probably be given a pass.

Don’t Pay in Cash – Contractors who want to work on a cash-only basis do so for a reason, avoiding taxes for example. Pay by check, no more than 20 percent (some states limit the amount of a down payment to 10%) and never make the final payment until your completely satisfied with the job.

It Pays to do the Research – Check out industry websites to get a sense of what to expect, get an idea of the associated costs and trends. Information is power, and the more familiar you are with the process the better!

Read the Fine Print – Which means read the whole contract, word-for-word. Ask for explanations if there’s something you don’t understand. Remember, if it’s not in the contract it doesn’t exist.

At Greater Pacific Construction we are an affordably priced yet high quality commercial renovation contractor. Our business relies on our reputation for excellence. We maintain the proper insurance. What we quote is what you pay. We keep our promises and time frame and we put that all in writing!

Greater Pacific Construction - Greater Pacific Construction - Greater Pacific Construction - Everything You Need to Know About Room Addition

Shopping Center Remodel – Commercial General Contractor

When it comes to shopping centers, the hot trend is reuse and recycle. Developers nationwide are sprucing up older shopping centers as opposed to building new ones making them more appealing and bringing consumers back into malls. Green building has made its way into the retail real estate industry. Sustainable centers are being created by implementing “greener” methods into everyday practices. From the land where the centers are located to the materials used when remodeling, green methods can be found in many of today’s shopping centers.

Did you know?

  • California has the most shopping centers—14,993.
  • Wyoming has the least with 74.
  • The average enclosed mall contains 876,256 sq. ft. of total floor space.
  • In 2012, shopping center sales accounted for $2.4 trillion.
  • Shopping center-related employment totaled 12.4 million jobs in 2012.
  • Supermarkets are the most common anchor in open-air centers.
  • The last enclosed mall that was built was in 2011—City Creek Center in Salt Lake City, Utah.

This process of going “green,” has resulted in a favorable outcome; malls are now more eco-friendly and operating more cost efficiently. Sustainability isn’t the only a trend when it comes to renovating the traditional enclosed shopping center. Modern shopping centers are likely to feature:

New technology such as Wi-Fi availability is common place these days. Shopping center tenants are also utilizing social media as never before, informing consumers of upcoming events and promotions.

Luxury products and experiences are more commonly found in shopping centers, such as high-end retailers, spas and swanky restaurants (where you can be adding to the waiting list via Facebook or twitter).

Family “experiences” including amusement parks, petting zoos, family friendly entertainment and dining.

Smart Parking; never search for your car again with an app that will direct you right to your car, if you have a car. Many shopping centers now offer dedicated public transportation service.

And expect lots of open spaces. Consumers have voted with their dollars and now open air shopping centers are becoming the norm rather than the exception.

Family Owned, since 1989, Greater Pacific Construction is a commercial general contractor specializing in Shopping Center Remodels in Orange County, Los Angeles, Inland Empire and San Diego.

Greater Pacific Construction - Who Is The Top Orange County Contractor?

Who Is The Top Orange County Contractor?

The one who successfully completes your job of course! Awards and recognition notwithstanding, the best contractor for one project, may not be the best for yours. So how do you go about finding YOUR best contractor in Orange County? There is no shortage of good contractors around, but to find the best one for you, consider following these simple steps and you’ll be on track to finding the best contractor in Orange County.

Write a Job Description

It only needs to be a paragraph or two (or longer depending on the project) and should include all the necessary details a contractor will need to provide an accurate estimate. As you receive estimates from individual contractors and compare their responses you can be confident they’re working off the same page…your description.

Get at Least Three Estimates

Getting fewer estimates may not give you enough comparable information, more than three and you may be bogged down under an avalanche of numbers. Keep in mind while comparing estimates that price should not be your only determining factor. Extremely low bids should be considered with skepticism, if it’s not evident how a contractor is able to complete the work at a decidedly less amount (one explanation may be that they own the needed equipment while other contractors need to include the cost of leasing the equipment) it’s possible the cost savings will show up in materials or workmanship of lesser quality.

Get Everything in Writing

The best contractors will not hesitate to provide estimates, pricing, and schedules, etc., in writing. This is just a sound business practice and for good reason; it protects both parties’ interests if problems arise down the line.

Know Before You Sign

Verify the contractor’s credentials prior to signing a contract for the project. Licensing and insurance are examples of relevant credentials.

Keep the Lines of Communication Open

Both you and your contractor need to be kept informed of the project status, changes and any number of issues which can arise during construction (and sometimes even before and after). Don’t wait for your contractor to contact you, if you have questions or concerns contact him or her directly. Your best contractor is a professional and will respond to you accordingly. Encourage them to contact you with any question or concern they may have as well.

Don’t Skip the Final Walk-Through

After completion walk through the project with a copy of your contract and job description and compare results. This is your opportunity to point out any deficiencies, or better yet to appreciate the contractor’s workmanship.

Family owned and operated since 1989, Greater Pacific Construction is considered the top Orange County Contractor for residential and commercial projects.


Greater Pacific Construction - What Is A Commercial Architect?

What Is A Commercial Architect?

A Commercial architect is a licensed professional who works as part of a team to design a variety of commercial buildings and structures. They contribute artistic, construction and engineering skills to a project and typically take part in every step of the building process.

In the U.S. a commercial architect must be licensed by the architect’s registration board in the state they’re working in. To obtain a license a person must pass a test administered by the state. In order to sit for the test they must have a Bachelor of Architecture degree from an accredited school and complete an internship (for practical work training). Licenses are state specific, although neighboring states may acknowledge another license through a process called reciprocity.

Commercial architects aren’t purely about aesthetics, they must also consider an array of factors during the design process, such as functionality, building codes, safety regulations and construction costs. You’ll typically find a commercial architect working in an office environment developing construction plans and consulting with clients, however you’ll also find them in the field monitoring the construction process and addressing any conflicts which may arise.

As stated above, commercial architects are part of the entire building process. They typically begin by determining design factors through client consultations, then they are usually responsible for creating the blueprints, coordinating the building process, collaborating with engineers, interior designers, landscape architects and construction contractors. They can also be involved in post-construction activities such as testing and inspections.

Successful commercial architects have a variety of skills beyond the ability to design aesthetically pleasing structures. They must be great communicators, and be able to manage and supervise contractors and sub-contractors involved in the actual construction. Problem-solving, leadership and creativity are all hallmarks of a great commercial architect.

In 2013, the U.S. Bureau of Labor Statistics (BLS) reported an average annual salary of $79,650 for architects in general, and $74,560 for those working in nonresidential building construction. The BLS also reported that jobs for architects were predicted to increase by 17% from 2012-2022. For more information visit the American Institute of Architects website,

Family owned since 1989, the design staff at Greater Pacific Construction works closely with Commercial Architects to deliver the most functional work space.

Greater Pacific Construction - Tenant Improvement Contractors And Why You Need One

Tenant Improvement Contractors And Why You Need One

Most new lease transactions contain some type of tenant improvement, or TI allowance, provided by the building owner. A TI allowance allows the tenant to modify or improve a commercial or retail space to fit the needs of his business. TI allowances often come with strict rules for its use and generally cover three areas: 1. design, engineering and project management fees, 2. permit fees and, 3. actual construction costs.

The tenant has sole responsibility to see that the work is completed within budget and on schedule (the landlord is off the hook), but it gives him control over the process and is likely to result in lower cost and a higher quality space. If improvement costs come in below the allowance amount the tenant is often able to use the difference to upgrade materials, add fixtures, etc. The flip side is that any cost overruns become the sole responsibility of the tenant. And of course the impact of an unmet completion date can be catastrophic. With these things to consider the right contractor can make all the difference.

It’s common for tenant improvement projects to require a fast turn-around and the work often occurs around occupied areas. Tenant improvements can also differ from other projects in planning, change orders, and closeouts. But the biggest factor by far is the speed of the work, often completed in days as opposed to weeks or months. One of the best ways to ensure your project is successful is hiring a contractor who is experienced and knowledgeable in tenant improvement projects

Although the tenant improvement approach is necessary when the buildout has specialized needs the landlord is not equipped to handle such as; high-end finishes, laboratory space, or unusually high levels of security or technology it can also benefit a tenant seeking standard quality office space at the most affordable price.

Greater Pacific Construction has been a leading Tenant Improvement Contractor in Orange County since 1989. Family owned and operated, Greater Pacific creates the most functional and affordable TI which improve your workflow and profitability.