Commercial & Office

Yes — and we design them as one system. The core-and-shell set establishes the plant, riser capacity, and zoning every tenant inherits; the TI lands within that envelope on the leasing schedule. Working both behind your seal means a fit-out never fights a shell decision it didn't know about, and re-stacks stay fast and cheap. We track reserved CFM, tonnage, and amperage per floor so capacity is never double-counted across suites.

We design to ASHRAE 90.1 and the IECC as the baseline, then apply the local overlay — California Title 24, the NYC Energy Code and Local Law 97 carbon caps, or a state stretch code — for the project's jurisdiction. We confirm the AHJ's adopted code edition up front, because that drives DCV thresholds, receptacle controls, and economizer rules. The compliance path is documented in the set so plan check is clean the first time.

Actual diversified load. Sizing office HVAC and power to nameplate inflates equipment, energy, and first cost, and it strands plant capacity the owner paid for. We use realistic occupancy, plug-load, and lighting densities with appropriate diversity and demand factors per NEC Article 220, then document the assumptions so the licensed engineer of record on your project can review the basis of design quickly.

Yes — it's some of the fastest-moving work we do for office clients. We keep a coordinated shell basis of design so each suite drops in without re-deriving capacity, which is how landlords hold leasing velocity up across a building. Spec suites, white-box, and warm-shell scopes are documented to whatever level your leasing strategy calls for.

We document the demising line clearly — what the base building provides (capacity, stubs, metering, fire-sprinkler density) versus what the tenant's TI carries — aligned to the lease work letter. That keeps change orders and finger-pointing down once the tenant's contractor mobilizes. The matrix travels with the criteria package so every tenant engineer builds from the same assumptions.