Commercial Construction in Utah

A tenant improvement is the construction, such as new partitions, restrooms, ceilings, lighting, and finishes, that fits an existing commercial space to the business that will occupy it, whether the tenant, the landlord, or both pay for the work.

Yes. Tenant improvements, office and retail build-outs, and commercial interiors are part of our work across Northern Utah, from demolition of the previous improvements through the final inspection.

It depends on the size of the work and whether the structure changes. Under Utah Code 58-3a-304, plans for an alteration that affects 3,000 square feet or less and changes no structural elements can be drawn without an architect's license. Work beyond those limits is designed by a licensed architect or engineer. We confirm which applies during preconstruction.

We review the plans, the design team's drawings, and any construction requirements in the lease. We then prepare the application, submit it to the issuing building office, schedule each inspection, and close the permit at final.

Utah adopts the 2024 International Building Code and the 2024 International Existing Building Code. Under the existing building code's work area method, work is classified as a Level 1, Level 2, or Level 3 alteration, or as a change of occupancy. That classification sets the requirements. The applicant may instead use the code's prescriptive or performance method.

The altered space does, unless compliance is technically infeasible, in which case access is provided to the maximum extent technically feasible. When the work affects an area of primary function, the route to it and the restrooms and drinking fountains that serve it are made accessible too. The cost of those route improvements is not required to exceed 20 percent of the cost of the alterations affecting that area. Among the other exceptions in Section 306.7.1, the route requirement does not apply to work limited solely to windows, hardware, operating controls, electrical outlets, and signs; or to work limited solely to mechanical systems, electrical systems, fire protection systems, and hazardous materials abatement.

Only where the change raises the story's occupant load by more than 20 percent. In that case, the plumbing fixtures for the story are provided in the quantities the International Plumbing Code sets for the larger load. Otherwise, the new use meets the intent of that code.

Yes. It needs a grease interceptor or an automatic grease removal device to receive the drainage from fixtures and equipment with grease-laden waste in the food preparation area, under Section 1003.3.1 of the International Plumbing Code as adopted in Utah. When a space is converted to food service, Utah's existing building code also calls for the interceptors the plumbing code requires and for the existing waste lines above food preparation and storage areas to be panned or otherwise protected.

The altered work meets the energy code's requirements for new construction. The rest of the building does not have to be brought up to them.

When the new use counts as a change of occupancy, yes. A change of use is a change of occupancy where the building code holds the new use to a higher standard of safety, accessibility, structural strength, fire protection, means of egress, ventilation, or sanitation. Under Section 111.1 of the International Building Code, a change of occupancy is not made until the building official issues a certificate of occupancy.

Most commercial projects are built on open-book, cost-plus terms, the same structure as our residential work. The contractor's fee is agreed in writing before the work starts.

The schedule depends on the scope, the building office's plan review, and the lead time on materials and equipment. It is set in writing before construction begins.

Yes. Phasing is planned during preconstruction. Demolition and other noisy work are scheduled around business hours.