Opening or relocating a business in South Florida usually means a commercial tenant build-out — turning raw or previously-occupied space into a finished, code-compliant, usable interior. This guide covers what owners between Boca Raton and Miami should understand before signing a lease or starting construction.
What is a commercial tenant build-out?
A tenant build-out (also called a tenant improvement, or TI) is the construction work that adapts a leased commercial space to a specific tenant’s needs: layout, walls, flooring, ceilings, lighting, HVAC distribution, plumbing, electrical, finishes and signage. A licensed Florida general contractor coordinates the trades, pulls permits and delivers a space that passes inspection.
The build-out process, step by step
- Space assessment & scope — walk the space, confirm what the landlord delivers (shell vs. second-generation) and define the scope.
- Design & drawings — architectural and MEP drawings, required for permitting in Miami-Dade, Broward and Palm Beach counties.
- Permitting — each municipality (Miami, Coral Gables, Aventura, Fort Lauderdale, Boca Raton, etc.) has its own building department and timelines.
- Construction — framing, MEP rough-in, inspections, finishes, final inspection and certificate of occupancy or completion.
What drives build-out cost and timeline in South Florida
The biggest cost drivers are the condition of the base space, HVAC and electrical capacity, any plumbing relocation, and specialty requirements (commercial kitchens, medical gas, grease traps). Permitting timelines vary by city — coastal and historic districts like Coral Gables and Coconut Grove often add review time. A contractor who works across Miami-Dade, Broward and Palm Beach can plan around those differences.
Why use a licensed general contractor with in-house trades
ALFE LLC holds four Florida state licenses across general contracting and the trades, so most of a build-out is handled in-house rather than farmed out to uncoordinated subs — see our licenses and credentials. We now have a dedicated project manager in the Miami area serving commercial clients in Boca Raton, Fort Lauderdale, Aventura, Coral Gables, Brickell/Miami and nearby affluent areas.
Frequently asked questions
How long does a commercial build-out take in Miami?
A straightforward office or retail build-out typically runs 6–12 weeks of construction after permits are issued; permitting itself can add several weeks depending on the city. Medical, dental and restaurant spaces take longer due to added systems and inspections.
Who pays for a tenant build-out?
It depends on the lease. Many landlords offer a tenant improvement allowance; costs above that are the tenant’s. Have your contractor review the scope against the allowance before you commit.
Do I need an architect for a build-out?
For most commercial build-outs in South Florida, yes — permitting requires signed and sealed drawings. ALFE can coordinate design-build so drawings and construction stay aligned.
Planning a commercial build-out between Boca Raton and Miami? Call ALFE at +1 321-732-5615.
