A licensed South Carolina general contractor handling tenant improvements, restaurant and retail buildouts, office fit-out and commercial renovation across the Upstate. One contract, one point of accountability, and a client portal that shows you the job and the costs every day instead of once a week.
We coordinate planning, permitting, subcontractor scheduling, site standards and quality control — from the first walkthrough to the day you take the keys back and open. One contract, one number to call.
Landlord and tenant improvement work in leased space. We read the delivery condition before pricing, sequence around your occupancy date, and coordinate with building management so the lease clock and the schedule agree.
Kitchens, hood and make-up air, grease waste, bars and dining rooms, with fire marshal and food service plan review coordinated alongside the building permit rather than after it.
White box to turnkey. Storefront and glazing, interior fit-out, lighting and finishes, plus signage and exterior review where the district requires it.
Suites, demising walls, ceiling and lighting packages, MEP separation and life-safety work — including phased work in occupied buildings, run around business hours.
Interior renovation of existing commercial space, structural corrections, water and fire damage repair, and deferred-maintenance work for property managers and owners.
New commercial construction and shell work. Licensed Unlimited Building, Group 5, so contract value is not the constraint — scope, schedule and site are.
A licensed, bonded and insured general contractor with a single point of accountability — not a coordinator who subcontracts the coordinating. Every client gets SITELOG, a private portal with daily photos, live schedule, documents and open-book costs.
Five phases, with the schedule risk handled at the front instead of discovered at the end.
We walk the space and document what sets the budget before any design assumption does: jurisdiction, existing electrical service and sanitary capacity, what the lease says the landlord is delivering, and any permit or structural item that will control the date.
Scope written line by line and priced from subcontractor quotes rather than allowances wherever a quote is obtainable. Where an allowance is genuinely necessary it is labelled as one, and you are told what would make it move.
Plan review submitted, specialty reviews started on their parallel tracks, long-lead equipment and materials ordered. This phase looks quiet from outside and it is the phase that decides your opening date.
Demolition, rough-in, inspections and finishes sequenced so the inspections land in order. Daily photos and logs in your portal from day one — not a Friday summary you have to chase.
Final inspections cleared, punch list closed, lien waivers from every sub, warranties and closeout documents handed over as a set — before the final payment is requested.
Most commercial construction advice online is written for somewhere else. These are the items that actually move money and dates on an Upstate South Carolina project.
Greenville has a city building and permitting department, and Greenville County has its own for unincorporated addresses. Greer, Simpsonville, Mauldin and Travelers Rest run their own as well. Two spaces four minutes apart can sit under different reviewers with different submission requirements and different queues. Confirming jurisdiction is the first item on the walkthrough, not a detail sorted out later.
The building permit is rarely the only approval. Food service brings a retail food establishment plan review through the South Carolina Department of Public Health. Hood suppression and egress go to the fire marshal. Medical and dental add their own layers. These run parallel to building plan review and they do not wait for each other, so a project that treats them as sequential loses weeks it never had to lose.
Renewable Water Resources handles regional sewer and Greenville Water handles the taps. Capacity and tap fees are owner costs that get discovered late on projects nobody checked early. On a change of use, whether the existing electrical service and sanitary connection carry the new load is the single most expensive assumption on the job, and it is verified on the first walkthrough here — before a number is written down.
Work in the downtown design review districts can require review of exterior changes, signage and storefront alterations by the city's design review board panels. That is a calendar item with its own meeting schedule. It rarely kills a project, and it regularly adds weeks to one that assumed a storefront change was a permit-and-go.
There is no coastal flood zone here, no 130 mph wind design, and no salt-air corrosion allowance on fasteners and equipment. Cost benchmarks quoted from the coast do not transfer to the Upstate, and they usually transfer high. Red clay subgrade and freeze-thaw drive the site and foundation decisions instead.
A commercial GC holds the contract for the whole job and is accountable for the result. That means pricing the scope, pulling permits, hiring and scheduling every subcontractor, running inspections in the right order, controlling site standards and safety, handling changes in writing, and delivering a closed-out building with warranties and lien waivers. If a project has more than two trades and a permit, the coordination is the job.
Tenant improvements and lease build-outs, restaurant and bar buildouts, retail and storefront work, office and professional suites, commercial renovation, structural and damage repair, and ground-up and shell construction. The license is Unlimited Building, Group 5, so contract value is not the constraint — scope, schedule and site are.
Yes. South Carolina general contractor licence CLG.127646, classification Unlimited Building, Group 5, issued by the SC Department of Labor, Licensing and Regulation. Bonded through Travelers at $350,000, and carrying commercial general liability at $1M per occurrence / $2M aggregate plus workers' compensation. All of it is verifiable on the SC LLR licence lookup — check it before you hire anyone, including us.
Construction is usually not the long pole. Plan review, specialty approvals, long-lead equipment and utility work set the calendar. A tenant fit-out in a second-generation space with adequate existing service moves considerably faster than a first-generation white box that needs a service upgrade or a new sanitary tap. We tell you which item is controlling your date at the walkthrough, and we tell you the week it changes.
There is no honest square-foot number that survives contact with a real space. Cost is driven by what the landlord delivers, whether the space was previously used for what you intend, the mechanical and electrical demand of the new use, and how much of the equipment you are buying rather than inheriting. We price from a walkthrough and real subcontractor quotes, and we show the line items rather than a lump sum. Anyone quoting a square-foot price over the phone is guessing, and the guess gets corrected later by change order.
Often, and it depends on which systems are involved. Phased interior work, finishes and front-of-house scopes can usually be sequenced around operating hours, with demo and noisy trades isolated to off-hours and each phase closed and cleaned before you open. Anything touching the electrical service, the sanitary line, life safety or the restrooms usually cannot be phased, because the inspection sequence will not allow half of it to be live. If staying open matters more than finishing fast, say so at the walkthrough — it changes the sequence and the price, and both are easier to handle before the contract than after.
Yes, and it is most of what we do. We read the delivery condition in the lease before pricing, because the gap between what a landlord promises to deliver and what is actually in the space is where tenant buildout budgets break. We also structure the draw schedule against how the allowance is released, so you are not carrying the job on your own cash while waiting on a reimbursement.
Send the project address, what you are trying to open or change, your timeline, and any operational constraints. We walk it, confirm jurisdiction and utilities, and follow up with next steps.