Service 02
Shell to finish
A shell is not an empty room. It is a set of provisions — service capacities, structural allowances, envelope conditions — that either support what you intend to build or quietly don't.
What this involves
What this covers
Everything from a cold or grey shell through to a finished, inspected, occupiable space: interior structure, full mechanical and electrical build-out, envelope completion where required, interior construction and finishes.
Why it is different from a tenant improvement
In a shell there is no existing distribution to extend and no existing compliance position to inherit. Every system starts at the point of connection. That makes the work more predictable in some ways and much less forgiving in others — capacity decisions made at the shell stage are expensive to revisit later.
Adaptive reuse
Converting an existing industrial or commercial shell to a new use is the same work with an added question: what does the change of occupancy trigger. Sprinklers, exiting, washroom counts and accessibility provisions are the usual answers, and they belong in the budget before an offer is made.
Scope
- Shell condition assessment
- Change-of-use and code review
- Interior structure and mezzanines
- Full mechanical and electrical build-out
- Envelope and glazing
- Finishes and occupancy
Typical clients
- Industrial and flex
- Adaptive reuse
- New commercial buildings
- Mixed-use commercial units
Start a project
Tell us about the space.
Send the unit, the approximate square footage and your target opening date. A lease or work letter tells us more than a floor plan does.