Licensed General Contractor · South Florida
Retail & Office Buildouts
Tenant Improvements & Commercial Fit-Outs in Miami, Fort Lauderdale & Naples
SpenceZeta Construction delivers high-performance retail and office buildouts across South Florida, from cold-shell conversions in Brickell towers to second-generation retail fit-outs in Naples lifestyle centers. We manage every phase: pre-construction planning, permitting, MEP coordination, and Certificate of Occupancy.
On time, within your TI allowance, and built to the 2023 Florida Building Code. Florida eliminated its commercial lease sales tax in October 2025, accelerating tenant demand across Miami-Dade, Broward, and Collier counties.
Start With a Free ConsultationGeneral Contractor
CGC1537855 — Pulls permits directly in all three counties
Roofing Contractor
CCC1336901 — Rooftop HVAC, skylights, roof penetrations
Three Counties
Miami-Dade · Broward · Collier — distinct permitting, one GC
Full Pre-Construction
TI strategy, shell assessment, MEP review before you sign
Who We Build For
We work directly with tenants, property owners, and commercial investors across South Florida, each with different priorities, all of whom we serve daily.
Business Tenants
Signing a lease, need to openYou have a lease start date, a TI allowance to negotiate, and a business that needs to open on schedule. We help you maximize your landlord’s TI contribution, manage permits, and deliver a finished space that reflects your brand before your rent clock becomes a liability.
Property Owners
Attracting & retaining tenantsA well-executed spec suite or turnkey buildout is your competitive advantage in a market where tenants are choosing between quality options. We deliver landlord-directed improvements that increase asset value, reduce vacancy time, and hold up under scrutiny from future tenants.
Developers & Investors
Repositioning assets, building specWhether delivering spec suites in a multi-tenant building or converting a cold shell into Class A office product, we bring pre-construction intelligence and budget discipline that protects your pro forma and accelerates lease-up.
Know Your Space: Shell Types & What They Mean for Your Budget
One of the most expensive mistakes a tenant or investor can make is misunderstanding the condition of a space before signing a lease. We walk every client through this before a dollar is committed.
Maximum Customization
Bare concrete slab, no MEP, no HVAC, no finishes. Typical for ground-floor retail in new construction. Requires full buildout from mechanical to millwork. Highest cost, most flexibility.
MEP Roughed In
HVAC distributed to the space, basic electrical panel in place. Significantly faster and lower cost than cold shell. Common in office buildings and retail centers with frequent tenant turnover.
Ready for Branding
Finished ceiling, distributed lighting, HVAC in place, basic restrooms. Typically just layout walls, flooring, and branded finishes needed to open. Fastest path to occupancy for standard uses.
Previously Occupied
May require selective demolition, system upgrades, or a full gut renovation depending on prior use. Condition varies widely. We assess before you commit. Often the fastest path when matched to a similar use.
Our Retail & Office Buildout Services
Full-scope buildout capabilities from tenant improvements and pre-construction planning through permitting and Certificate of Occupancy.
Office Buildouts & Tenant Improvements
- Open-plan and hybrid workspace layouts
- Private offices, conference rooms, huddle spaces
- Acoustic wall systems and soundproofing
- Technology infrastructure and structured cabling
- HVAC zoning and air quality upgrades
- ADA-compliant restroom upgrades
- Break rooms, wellness areas, reception lobbies
- Spec suite delivery for landlords
Retail Buildouts & Store Fit-Outs
- Storefront and facade construction
- Custom millwork, shelving, and display systems
- Flooring, ceiling, and lighting systems
- Fitting rooms, service counters, POS infrastructure
- Electrical for specialty lighting and signage
- HVAC optimization for open retail environments
- Grease interceptors and ventilation for F&B tenants
- Mall and lifestyle center tenant coordination
Pre-Construction & TI Strategy
- Pre-lease space assessment and cost estimating
- TI allowance strategy and landlord negotiation support
- Shell condition analysis: cold, warm, white box
- Architect and engineer coordination
- Value engineering to maximize TI budget
- Design-phase MEP system planning
Permitting & Code Compliance
- Miami-Dade, Broward & Collier permit filing
- 2023 Florida Building Code (8th Edition) compliance
- ADA accessibility: paths, restrooms, egress
- Fire suppression and life safety system coordination
- Hurricane-impact glazing where required
- Certificate of Occupancy management
The #1 Risk in Commercial Buildouts: Schedule
A delayed retail opening is not just an inconvenience. It is a financial event. From the moment your lease commences, your rent obligation runs whether or not your doors are open.
We treat schedule risk as a first-order priority on every project: permit applications filed early, long-lead MEP equipment ordered before ground breaks, and subcontractor coordination managed tightly throughout construction.
MEP: Where Most Buildouts Go Over Budget
Mechanical, electrical, and plumbing systems are the single largest cost variable on any commercial buildout, typically consuming 19% of total project budgets. Older buildings requiring system replacement push that number significantly higher.
- High-density electrical for POS and technology infrastructure
- Enhanced HVAC zoning for law firms, financial offices, and medical suites
- Grease interceptors and commercial ventilation for food & beverage tenants
- Specialty lighting control systems with dedicated circuitry
- Fire suppression modifications for new wall configurations
- Structured cabling and network infrastructure for hybrid office environments
2025 Budget Benchmarks
South Florida ranges including labor, materials, permitting, and MEP. Actual costs depend on shell condition, finish level, building age, and operational requirements.
Markets We Serve
High-performance buildouts across South Florida’s major commercial corridors.
Brickell, Wynwood & Coral Gables
Brickell, Wynwood, Coral Gables, Doral, Coconut Grove, Downtown Miami. Finance, tech, legal, and experiential retail. Brickell office asking rents reached $100/sf in 2025. One of the fastest-growing commercial corridors in the US.
Las Olas & Downtown Fort Lauderdale
Las Olas, downtown Fort Lauderdale, Aventura, Pompano Beach, Dania Beach. Strong professional services market with growing demand from Miami overflow tenants and national retailers looking for value relative to Miami.
Fifth Avenue & Mercato
Fifth Avenue South, Mercato, Waterside Shops corridor. High-end retail, professional medical and financial offices, luxury lifestyle tenants. Premium finishes and precision execution required in this market.
Why SpenceZeta for Your Commercial Buildout
Six reasons building owners, tenants, and investors choose us for retail and office buildout work across South Florida.
Single Licensed GC — No Middleman
CGC1537855 pulls permits directly. We own the schedule, the subcontractors, and the Certificate of Occupancy. One point of contact. One point of accountability.
Three Building Departments. One GC.
Miami-Dade, Broward, and Collier each have distinct permitting processes, timelines, and review requirements. We operate in all three and know how to move projects through each system efficiently.
Pre-Construction That Protects Your TI Budget
We assess your space before you sign. MEP conditions, structural constraints, ADA obligations identified before they become change orders. We also advise on structuring your TI allowance for maximum landlord contribution.
Occupied Building Experience
Multi-tenant office buildings and active retail centers require construction phasing, dust containment, noise management, and coordination with building management. We’ve executed complex work in live environments.
2023 Florida Building Code (8th Edition)
Now active on all permits filed in Florida. We design and build to current code from the first drawing, not as an afterthought during inspection. No surprises at the finish line.
Dual License: GC + Roofing
CGC1537855 + CCC1336901. Buildouts involving rooftop HVAC units, skylights, roof penetrations, or facade work don’t require a second contractor. One license, one schedule, one contract.
Our Process: From First Walk-Through to Certificate of Occupancy
Six steps from initial consultation through final close-out, with full transparency at every stage.
Pre-Lease Consultation
We walk the space before you sign. Shell condition assessment, rough cost estimate, MEP review, ADA exposure, and TI allowance strategy so you negotiate from a position of knowledge.
Scope & Budget Development
Detailed scope of work and itemized estimate. No vague line items. You know exactly where every dollar goes before you commit to the project or sign the lease.
Design Coordination
We coordinate with your architect and engineer. Permit drawings reviewed for constructability and code compliance before submission to eliminate revisions and delays at the building department.
Permitting
We file directly with Miami-Dade, Broward, or Collier. We track review status and respond to comments proactively to minimize approval time and keep your project on schedule.
Construction
Licensed subcontractors, on-site supervision, real-time schedule tracking. You receive regular updates, not surprises. Occupied-building protocols applied where required to protect neighboring tenants.
Close-Out
Final inspections, Certificate of Occupancy, punch list completion, and full close-out documentation delivered to landlord and tenant. Project is complete when everything is properly documented.
Start With a Free Pre-Construction Consultation
Whether you are about to sign a lease, preparing to deliver a spec suite, or repositioning a commercial asset, talk to us before you commit. Real cost benchmarks, real answers.
Serving South Florida counties
Commercial, residential, and roofing projects from Miami-Dade to Collier. Licensed statewide.
Miami-Dade
Miami, Hialeah, Miami Beach, Coral Gables, Doral, Kendall, Sunny Isles Beach, Bal Harbour, Aventura, Homestead, Miami Lakes, Pinecrest, North Miami, Cutler Bay, Palmetto Bay
Broward
Fort Lauderdale, Hollywood, Pembroke Pines, Coral Springs, Weston, Pompano Beach, Sunrise, Plantation, Davie, Miramar, Deerfield Beach, Tamarac
Palm Beach
West Palm Beach, Boca Raton, Delray Beach, Boynton Beach, Jupiter, Wellington, Palm Beach Gardens, Lake Worth Beach, Royal Palm Beach, Greenacres
Collier
Naples, Marco Island, Immokalee, Ave Maria, Golden Gate, Pelican Bay, Lely Resort, Vineyards, East Naples
Lee
Fort Myers, Cape Coral, Estero, Bonita Springs, Sanibel
Treasure Coast
Stuart, Port St. Lucie, Fort Pierce, Vero Beach, Jensen Beach, Sebastian. Martin, St. Lucie, and Indian River counties on request.
We permit statewide under our Florida CGC and CCC licenses.
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Get a scoped quote for your next South Florida project
Tell us the scope commercial, residential, or roofing. We respond within one business day with a documented estimate and a clear next step.