Three Paths Into Commercial Renovation — Only Two You Can Start Solo
This plan is built around the guide's three-path structure: Path B, a lean interior specialty subcontracting licensed trades; Path C, an owner's-representative coordinator who is never the contractor of record; and Path A, a full licensed general contractor business that is not startable solo on day one. It covers the permit-desk questions that decide which path you're on, the $1 million/$2 million general liability commercial owners expect even where a city lists a lower minimum, and a full three-bid worked example on a 1,400-square-foot suite.
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Built From Real Numbers
The plan works through the licensing check every path requires — who may pull the commercial alteration permit, which trades are separately licensed — and the honest scripts for turning down work that requires a license you don't hold, including hood, ANSUL, medical gas and change-of-occupancy scopes.
It also covers the one-page work order template built around scope-in and scope-out, the job cash exposure worksheet built to keep you from financing tenant improvement allowances, and pricing structures for both Path B labor-and-materials bids and Path C flat or percentage coordination fees.
What's Inside
- Permit and scope gate worksheet to confirm who may pull the commercial permit
- TI bid comparison tool to make exclusions and cash timing visible across three bids
- Job cash exposure calculator to avoid becoming the project's bank
- One-page work order template with scope-in, scope-out and payment terms
- Worked three-bid example on a 1,400-square-foot second-generation office suite
- Guidance on the three legal paths: lean specialty, coordinator, and licensed general contractor
- A 90-day plan built around entity setup, insurance, and scripted first conversations
