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C
o m m e r c i a l C o n t r a c t o r :
Commercial
Office Renovation and Tenant Buildout
Founded
in 1990, IGC is a full service interior general contractor
serving the greater Houston metropolitan area.
George
Speaker built the company on the strong foundation of providing
good value for your construction spending. IGC's reputation
for completing top-quality projects, on time and in budget,
has increased IGC's exposure in the interior construction
field over the past twenty years. We believe that
forming a strong team of professionals is an integral part
of continuing success in this competitive field.
We
are proud of our successes and invite you to investigate
the advantages
of an IGC solution for your next commercial construction
project.
IGC
Portfolio
IGC
Benefits
FAQ
about IGC
P
o r t f o l i o, P r o j e c t P h o t o s
IGC
office
renovation projects range from new-build to complete
renovation of existing space.
While
our office renovation projects involve the full range of
design criteria, IGC excels in specialty requirements involving
custom millwork, stone, glass, hardwood flooring, lighting,
kitchens, executive bathrooms and technology and data centers.
No
project is too large for IGC. Full-floor and multi-floor
tenants are routinely accommodated by IGC's efficient planning
team. Our ability to partner quickly with a wide range
of recognized specialty sub-contractors assures clients
that IGC office renovation projects start on time, stay
on course and get delivered
without last-minute surprises.
IGC
has been selected to participate in office renovation projects
spanning the greater Houston area. The results of
our planning, execution and attention to detail can be seen
at some of the most prestigious addresses around.
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I
G C B e n e f i t s
IGC's
approach to interior general construction, office renovation
and tenant buildout provides distinct
benefits for the community of professionals that interact
in this environment.
•
L a n d l o r d
Dealing
with an experienced professional contractor who understands
the importance of working around existing tenants, maintaining
the high quality of building standard finishes, preventing
the filing of liens and the urgency of getting the job completed
and rent income flowing.
•
P
r o p e r t y M a n a g e r
Keeping
the job site clean (and quiet), respecting all of your tenants,
co-existing with your other building vendors and contractors,
improving the relationships with city officials, high quality
work completed on time and in budget.
•
P
r o j e c t L e a s i n g A g e
n t
With
construction costs having risen 20% each of the past three
years, it has become more difficult for the money available
for construction to cover the work needed to get the deal.
IGC's low overhead and vast biding experience building
out high quality lease spaces typically results in IGC being
able to get the job done for less than most other contractors.
Our more aggressive pricing might be the difference
needed for you to make the deal.
•
T
e n a n t
Since
remodeling or moving your business is not part of your core
business, IGC is committed to getting your construction
job done on time and in budget so you can get back to your
business as quickly as possible.
•
T
e n a n t B r o k e r
You
want the best for your client. You want high quality work.
You want the job done right, completed on time and in budget.
You want your client to be happy. You also want the deal
to get done and IGC's ability to beat most contractors'
prices might be the difference that helps get the deal done.
•
C
o n s t r u c t i o n M a n a g e r
As
a knowleadgeable construction professional, you know the
right way to build a space, how to read plans, how to comply
with code requirements. You expect the GC to do the
same. IGC's 18 years of successful experience in high
rise office buildings is visible in every job we deliver.
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F
A Q
| Q |
Who
does IGC work for when building out a tenant's space? |
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| A |
Typically
our services are contracted for by the building owner. |
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| Q |
Can
you provide an accurate construction cost estimate from
my preliminary space plan? |
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| A |
If
your job is limited to building standard office space,
a space plan is frequently sufficient to get a good
construction cost estimate. The more complicated the
job, i.e., those with detailed high quality finishes,
heavy technical infrastructure in data centers or mechanical
items associated with HVAC, kitchens, etc., more information
is needed to obtain accurate pricing estimates. The
majority of the construction costs in these more detailed
projects are frequently associated with the engineering
specs and finish details that are not yet included on
a preliminary plan. |
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| Q |
What
determines how long a construction job will take to
complete? |
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| A |
Numerous
things impact a construction schedule including; having
all necessary decisions from the tenant, getting final
completed construction documents from the architect
and engineers, obtaining the building permit from the
city which may require corrections by the architect
or engineers, delivery time of special materials, waiting
for periodic inspections from city building and fire
officials at numerous points throughout the construction
process. |
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| Q |
Why
has the cost of construction increased so much recently? |
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| A |
Two
main reasons are increased fuel costs and world demand
for building materials. We have all seen higher prices
at the pump and the big trucks that move these materials
around the country are no exception. We have also seen
other countries, especially China and India, begin to
use significant amounts of materials as their economies
quickly grow. |
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| Q |
Why
does an item frequently cost more in my high rise office
building than the price I can buy it for at the local
building supply store? |
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| A |
Two
primary reasons are quality and code compliance. There
is usually a significant difference in quality between
materials specifically designed for class A office buildings
and those available off the shelf in a building supply
store that primarily targets the residential market.
Secondarily there are numerous code requirements that
must be met in an office building (material standards,
sprinklers, strobes, rated walls, etc.) all of which
have a price tag. |
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| Q |
Why
do I not get to spend all of my construction allowance
on the construction of my lease space? |
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| A |
Before
construction can commence, and architect and engineer
must create the detailed construction documents so everyone
clearly understands what is and what is not going to
be built. Larger jobs frequently also have a construction
manager involved whose fee typically is carved out of
the construction allowance. City Hall insists that all
construction jobs be permitted so they know to inspect
the job throughout the construction process to insure
compliance with codes. The permit fee is typically a
percentage of the total cost of construction. Sometimes
there are required construction expenses outside of
a lease space that are necessary for the lease space
to meet code; these might include extending a corridor,
installing common area life safety features, providing
additional electrical capacity, etc. |
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| Q |
What
is TI? |
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| A |
TI
stands for Tenant Improvement, also referred to as construction
allowance. This is the money that a landlord typically
contributes towards the cost of construction. |
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| Q |
What
is a CM? |
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| A |
CM
is a Construction Manager or Construction Management.
Typically a third party hired to help supervise the
construction work. |
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