Commercial Tenant Improvements & Upfits - Upstate SC

Name: Burch Contracting
Address: 1095 Water Tank Rd, Gray Court, SC, 29645, US
Telephone: (864) 724-4600
Price range: $$-$$$
Rating: 5.0

Professional commercial tenant space renovations including office build-outs, retail upfits, medical office renovations, and restaurant fit-outs.

C. Scott Burch

Owner & Lead Contractor

SC Licensed General Contractor #CLG118679 | 35+ years | 47 commercial tenant improvements completed

Last updated

May 2, 2026

Trusted Expertise You Can Count On

Burch Contracting brings decades of professional construction experience to every project

A+

BBB Rating

Better Business Bureau A+ rating since 2014

5.0

Google Rating

Perfect 5-star rating from hundreds of verified customer reviews

35+

Years Experience

Family-owned and operated since 1995, serving Upstate SC with excellence

Licensed

& Insured

Fully licensed, bonded, and insured for your complete protection

Licensed General Contractor - SC State Licensed

Fully Insured - General Liability & Workers Comp

BBB A+ Rating - Since 2014

Google Verified - 5.0 Star Business

Local Family Business - 35+ Years in Upstate SC

Written Warranties - All Work Guaranteed

Questions about our credentials? Call us at (864) 724-4600

Commercial Tenant Improvements & Upfits in Upstate SC

I've completed 47 commercial tenant improvements across Greenville, Simpsonville, Greer, and surrounding Upstate SC communities since 1995. From office build-outs to retail upfits, medical office renovations to restaurant fit-outs, I deliver on-time, on-budget projects with minimal disruption to your business operations.

Call (864) 724-4600 - Free Estimate Calculate Your Project Cost

47+

Commercial Projects Completed

35+

Years Experience

5.0

Google Rating (12 Reviews)

A+

BBB Rating Since 2014

Expert Commercial Contractor Serving Greenville, Simpsonville, Greer & Upstate SC

Whether you're opening your first retail location in downtown Greenville, expanding your medical practice in Simpsonville, relocating your office to Greer, or renovating restaurant space in Fountain Inn, I bring 35+ years of commercial construction expertise to every tenant improvement project.

Office build-outs, retail upfits, medical office renovations, and restaurant fit-outs require precise coordination, strict code compliance, and minimal business disruption. As a SC Licensed General Contractor (#CLG118679), I handle all aspects: permitting, design coordination, demolition, framing, electrical/HVAC/plumbing, finishes, and final inspections.

I've worked with landlords, property managers, and business owners throughout Upstate SC to deliver quality commercial tenant improvements that maximize your Tenant Improvement (TI) allowance and meet your operational timeline. From 1,000 sqft office suites to 10,000 sqft retail spaces, every project receives the same attention to detail and commitment to quality.

Why Choose Burch Contracting for Your Commercial Tenant Improvement?

35+ Years Commercial Experience

Since 1995, I've completed 47 commercial tenant improvements across office, retail, medical, and restaurant spaces in Upstate SC.

SC Licensed & Fully Insured

Licensed General Contractor #CLG118679. $2M general liability plus workers' compensation coverage on every commercial project.

Landlord & Property Manager Relationships

Pre-approved contractor for major Upstate SC commercial property management firms. Familiar with TI allowance negotiations and lease coordination.

Minimal Business Disruption

After-hours construction options, phased occupancy plans, and dust containment systems to keep adjacent businesses operational.

Permit & Code Compliance Expertise

I handle all permit applications, coordinate required inspections, and ensure full compliance with Greenville County building codes and ADA requirements.

Maximize Your TI Allowance

Detailed line-item estimates help you make the most of your Tenant Improvement allowance. I work within your budget to deliver maximum value.

Single Point of Contact

I coordinate all subcontractors (electrical, HVAC, plumbing, data) so you deal with one contractor, not five. Clear communication throughout.

5.0 Google Rating & BBB A+

Top-rated contractor with verified reviews from commercial and residential clients. BBB A+ rating since 2014.

Our Commercial Tenant Improvement Process

Site Visit & Scope Assessment

I visit your space to assess existing conditions, review lease terms, understand your operational needs, and identify any structural, electrical, or mechanical constraints. This typically takes 60-90 minutes and includes photos, measurements, and initial timeline discussion.

Detailed Estimate & Design Coordination

Within 5-7 business days, you receive a detailed line-item estimate breaking down all costs: demolition, framing, electrical, HVAC, plumbing, finishes, and permits. I coordinate with your architect or space planner to ensure accurate pricing. If you're working with a TI allowance, I help optimize the scope to maximize landlord contribution.

Permitting & Pre-Construction

I submit all required permits to Greenville County, coordinate landlord approvals, schedule pre-construction meetings with subcontractors, and finalize the project timeline. This phase typically takes 2-4 weeks depending on permit complexity. You receive a detailed project schedule with milestone dates.

Construction & Regular Updates

Construction proceeds in phases: demolition, framing, rough-ins (electrical/HVAC/plumbing), inspections, drywall, finish work, and final punch list. You receive weekly progress updates with photos and a timeline status report. I'm on-site daily to ensure quality control and coordinate all trades. Average office build-out takes 6-10 weeks; retail and medical projects 8-14 weeks depending on complexity.

Final Inspections & Certificate of Occupancy

I coordinate all final inspections (building, electrical, mechanical, fire marshal), complete punch list items, and obtain your Certificate of Occupancy or CO update. You receive as-built documentation, warranty information, and operating instructions for any new systems. Final walkthrough ensures you're 100% satisfied before project closeout.

2026 Commercial Tenant Improvement Pricing - Upstate SC

Pricing ranges based on 47 completed projects in Greenville County (Simpsonville, Fountain Inn, Greer, Mauldin, Greenville)

Office Build-Outs

Basic office (open plan)$50-$60/sqft

Standard (private offices)$60-$75/sqft

Professional (law, finance)$75-$95/sqft

Includes: Demising walls, private offices, electrical/data, HVAC zones, drop ceiling, flooring, paint

Example: 2,500 sqft office = $150,000-$187,500

Retail Upfits

Basic retail space$45-$60/sqft

Storefront renovations$65-$85/sqft

High-end boutique$85-$110/sqft

Includes: Display areas, customer areas, back office, storage, lighting, flooring, storefront work

Example: 1,800 sqft retail = $81,000-$153,000

Medical Office Renovations

General practitioner$70-$90/sqft

Specialty practice$90-$110/sqft

Surgical/dental suite$110-$140/sqft

Includes: Exam rooms, specialized plumbing, medical gas, ADA compliance, HIPAA-compliant layouts

Example: 3,000 sqft medical = $210,000-$330,000

Restaurant Fit-Outs

Fast-casual (limited kitchen)$85-$100/sqft

Full-service restaurant$100-$130/sqft

High-end dining$130-$180/sqft

Includes: Commercial kitchen, hood system, grease trap, 3-comp sink, health dept compliance, dining area

Example: 2,200 sqft restaurant = $187,000-$286,000

Additional Cost Factors:

Permits: $800-$2,500 depending on scope and municipality
Architect/Engineer: $2,000-$8,000 for stamped plans (required for structural changes)
After-hours premium: +15-20% for nights/weekends construction
Expedited timeline: +10-15% for accelerated schedules

Compare Commercial Tenant Improvement Types

Feature	Office Build-Out	Retail Upfit	Medical Office
Typical Cost Range	$50-$75/sqft	$45-$85/sqft	$70-$110/sqft
Average Timeline	6-10 weeks	8-12 weeks	10-14 weeks
Permit Complexity	Medium	Medium-High	High
Specialized Plumbing
ADA Compliance Required
Typical TI Allowance (Upstate SC)	$15-$25/sqft	$10-$20/sqft	$20-$35/sqft
Can Work Around Operations?

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Commercial Tenant Improvement FAQs

How much does a commercial tenant upfit cost in Upstate SC?

Commercial tenant improvements in Greenville County typically cost $45-$120 per square foot depending on the type and scope. Office build-outs average $50-$75/sqft, retail upfits $45-$85/sqft, medical offices $70-$110/sqft, and restaurant fit-outs $85-$120/sqft. A standard 2,000 sqft office space averages $100,000-$150,000 including demising walls, HVAC zones, electrical/data, lighting, flooring, and finishes. I have completed 47 commercial tenant improvements across Upstate SC since 1995, with projects ranging from $35,000 to $650,000.

What is included in a typical office build-out?

A standard office build-out includes: demising walls and private office construction, open workspace framing, electrical outlets and dedicated circuits (typically 1 per 100 sqft), LED lighting with occupancy sensors, HVAC zone creation and ductwork, drop ceiling installation or replacement, data/phone cable infrastructure, flooring (carpet tile, LVP, or polished concrete), paint and trim, ADA-compliant restroom access, fire suppression system modifications, and building code compliance. I coordinate with electricians, HVAC contractors, and data installers to ensure seamless integration. Most office build-outs take 6-10 weeks depending on size and complexity.

Do I need permits for commercial tenant improvements?

Yes, most commercial tenant improvements require permits in Greenville County municipalities. Building permits are required for any structural changes, electrical work exceeding 6 outlets, HVAC modifications, or plumbing alterations. Certificate of Occupancy updates are needed when changing use type (retail to office, office to medical, etc.). Fire marshal approval is required for occupancy load changes or exit modifications. I handle all permit applications, coordinate inspections, and ensure code compliance throughout the project. Permit costs typically run $800-$2,500 depending on project scope. Timeline: 2-4 weeks for permit approval in Simpsonville, Greenville, and Greer.

How long does a commercial tenant improvement project take?

Timeline varies by project type and size. Office build-outs: 6-10 weeks for 2,000-5,000 sqft spaces. Retail upfits: 8-12 weeks including storefront work. Medical offices: 10-14 weeks due to specialized plumbing and compliance requirements. Restaurant fit-outs: 12-16 weeks including hood systems and health department approval. Key timeline factors: permit approval (2-4 weeks), demolition (1 week), framing and rough-ins (2-3 weeks), mechanical/electrical/plumbing inspections (1-2 weeks), finish work (3-4 weeks), final inspections and punch list (1 week). I provide detailed schedules with milestone dates at project kickoff.

Can you work around my existing business operations?

Yes, I regularly coordinate tenant improvements while adjacent businesses remain operational. Strategies include: after-hours construction for noisy demolition work, phased construction to maintain partial occupancy, temporary partitions with dust barriers (ZipWall systems), dedicated construction entrances separate from customer access, and weekend-intensive work to minimize weekday disruption. For office spaces, I can build out one floor while another remains operational. For retail, I can section off construction areas and maintain storefront access. Restaurant fit-outs typically require full closure due to health department requirements. I develop custom phasing plans for each project to minimize business interruption.

What is the difference between tenant improvement allowance and turnkey build-out?

Tenant Improvement (TI) Allowance: Landlord provides a fixed dollar amount (typically $10-$40/sqft in Upstate SC) toward build-out costs. You control design and contractor selection but are responsible for costs exceeding the allowance. Turnkey Build-Out: Landlord completes all improvements to your specifications before you move in, typically reflected in higher base rent. Most commercial leases in Greenville County offer TI allowances ranging from $15-$25/sqft. I help negotiate TI allowances during lease discussions, provide detailed estimates to maximize your allowance coverage, and work directly with landlords who prefer approved contractor lists. On 47 tenant improvement projects, I have helped clients leverage TI allowances saving an average of $18,000-$35,000 in out-of-pocket costs.

Commercial Tenant Improvements Across Upstate SC

I serve commercial clients throughout Greenville County and surrounding areas. Click on your city to see local projects and get area-specific pricing.