Offices
A suite between tenants needs locks, doors, drywall, paint and lamps, and running those through five vendors is how a two-week turnaround becomes six.
Office turnover work is unglamorous and time-critical. The unit is empty, accessible and earning nothing, so the constraint is not the difficulty of any single task but whether the tasks can run back to back instead of waiting on each other.
Most of the list needs no Florida contractor licence, which is what lets it be sequenced tightly. Drywall, trim, ceiling grid, shelving, painting, locks and door hardware are all performed by the same employer, so the schedule is ours to hold rather than five diaries to reconcile.
What we get called for
Performed in-house
Performed by TrionX employees. No Florida contractor licence is required for this trade, and TrionX carries general liability and workers compensation covering the work.
Why TrionX
Strip out, investigate, licensed trades, carpentry, painting, then locks last. Painting before an electrician has finished chasing a wall means decorating twice, and it is the commonest expensive mistake in a turnover.
Existing paint has faded, so a fresh patch in the same colour will not match. Painting to a corner or a full wall is the difference between an invisible repair and one the incoming tenant sees from the door.
Photographs at handover and at completion, with what was done in between. That settles dilapidations with the outgoing tenant and stops a pre-existing mark becoming your problem three months later.
Common questions
Strip out, then investigate anything unexplained, then licensed trades, then carpentry and making good, then painting, then locks and hardware last so the suite is secure with a fresh key set. Painting before the licensed trades finish is the mistake that costs most.
It depends on size and on what the outgoing tenant left, but the sequence is usually the constraint rather than the trades. Because most of the list is in-house, tasks run back to back instead of waiting on five separate vendors. We survey and give you a dated sequence.
Most of it does not. Drywall, trim, ceiling tile, shelving, painting, locks and door hardware require no Florida contractor licence. Electrical, plumbing and HVAC within a turnover require one at any job size, and so does anything needing a permit, so we coordinate those.
Yes, and it is scoped before dispatch. Certificate of insurance lodged with management, freight lift booked where required, and work planned for permitted hours. Tell us the rules when you raise the job rather than leaving them to be discovered at the loading bay.
Further reading
Written for the people who have to make the call. More in our insights, and the vocabulary in the glossary.
Related
Drywall, ceiling, trim, paint, locks and hardware are all performed by our own employees, so the sequence is ours to hold rather than five diaries to reconcile. Licensed trades coordinated where Florida requires one.
