Services · Tenant Improvements
Tenant Improvement Construction Across South Florida
You have signed, or are about to sign, a lease on space that does not yet fit how your business works. Between you and occupancy sit a landlord work letter, a design team, a building department, and a landlord’s rules about when you are allowed to make noise.
Send a floor plan, a lease exhibit, or a landlord work letter. We come back with a real number and the assumptions behind it.
67
Florida counties Romco Builders is licensed to build in.
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Home counties on this desk: Miami-Dade, Broward and Palm Beach.
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Principals run the firm. There is no account-manager layer between you and them.
Self-perform
Dewatering, support of excavation and deep foundations we do with our own people.
Why this matters
What it costs to do nothing
A tenant improvement allowance is negotiated once. If the build-out is priced after the lease is executed, every dollar over the allowance comes out of your operating budget, and every week past your rent commencement date is rent on a space you cannot occupy. In South Florida the usual overruns are not finishes — they are the mechanical, electrical and life-safety work the existing base building will not support.
Why clients choose us for tenant improvements
- We price the space before the lease is final, so the allowance is negotiated against a real number rather than a broker estimate.
- We read the landlord work letter as a construction document: what the base building delivers, what you owe back at surrender, and which of the landlord’s consultants you must use.
- We are licensed in all 67 Florida counties, so the same team works a Brickell tower and a Boca Raton office park without a new licensing conversation.
- Our principals price the work and stay on it. Four people run this firm, and there is no account-manager layer between you and them.
The practical answer
Typical tenant improvement scope is demolition of the existing partitions, new framing and glazing, a reworked ceiling grid, HVAC distribution off the base-building system, new electrical and data, life-safety devices, finishes, and the landlord’s required close-out documents. Pricing shape is driven by three things: how much of the base-building mechanical and electrical you can reuse, whether the landlord permits daytime work, and whether the space is sprinklered to the layout you want. We give you a line-item budget with the assumptions written down, so when a condition changes you can see exactly which line moved and why.
FAQ
Common questions
- Can you price a space before we sign the lease?
- Yes, and it is the right time to ask. Send the floor plan, the landlord work letter, and any base-building drawings. We give you a budget and a list of the assumptions it rests on. That is what you take into the allowance negotiation.
- Who pulls the permit — you or the landlord?
- We do, as the licensed general contractor of record, unless the lease requires the landlord’s contractor to hold it. Either way we handle the submittal, the comments, and the inspections, and we tell you up front which jurisdiction you are in and what that jurisdiction is currently asking for.
- Can you work at night so we do not disturb the other tenants?
- Yes. Night and weekend work is normal in occupied buildings, and most South Florida landlords require it for demolition and core drilling. It carries a cost premium and we show that premium as its own line rather than burying it.
- What happens to the allowance if we spend less than it?
- That depends entirely on your lease. Some allowances are use-it-or-lose-it, some can be applied to rent, some can be drawn for soft costs like design fees. We will tell you what your work letter appears to say, but the lease is your counsel’s call, not ours.
Serving Miami-Dade, Broward and Palm Beach
Next step
Ready to price your project?
Send a floor plan, a lease exhibit, or a landlord work letter. We come back with a real number and the assumptions behind it.