Retail store interior design is really about increasing your store's Profits

We provide both the functional store design and the construction experience, to make your finished project cost-effective, efficient and safe. We simply don't allow any contract service providers to take advantage of our clients. We have no alliances with any construction firms or contractors and will deal openly with any contractor you choose to work with, on your project. Unlike most interior designers, we have many years of construction and construction management experience, so we can design from the inside out. By knowing where the plumbing, electrical and ventilation ducts actually need to go, we can design the project to be very functional and cost-effective. Letting the various contractors try to figure out how to make a store design concept work, is always very expensive, time consuming and financially wasteful. We ensure that you get full value for the money you invest in your renovation

When the lease is firm and binding, the tenant and his design consultant* should meet with the landlord's Development Manager to review overall store design, project procedures and the criteria package, prior to commencing the design process.

Major retail shopping Malls have a very well defined procedure for any tenant improvements project. Generally, enclosed shopping malls are non-combustible buildings. Their fire protection, (HVAC) systems, plumbing and electrical installations, all have very strict rules to follow. The design criteria package will include a list of approved engineers and contractors who are currently responsible for the various systems. Strip malls and other commercial buildings, may be either combustible or non-combustible, so you may be allowed a little more latitude in your choice of contractors. NEVER assume that you can have a friend or relative perform renovation work on any commercial building. Every commercial landlord is aware of their liability insurance responsibilities and will not permit you to use any contractors that are not licensed, well qualified, insured and experienced. Although your priority is saving money, the landlord's priority is protecting their building.

Tenant to submit (3) sets of a preliminary design layout to landlord for review. The landlord to provide the Tenant with any clarifications and a list of required store layout design changes.

The landlord is usually concerned about the value a new tenant adds to their building. They want your store design to enhance the property. Ensuring that your store will fit the theme or overall impression of the building, is more important to your Landlord than you might think. If you can impress your Landlord with your understanding of their design theme, they will usually be a lot more cooperative, during the renovation phase.

Tenant to provide the Landlord with (3) sets of amended final store design drawings for Landlord to sign off on design and provide Tenant with an approved set of drawings. (To include signage and any window graphics.)

Having a final design for your signs and window graphics BEFORE you start the store renovation, will help with the store design as well. Creating an overall display and merchandising display package, can help you avoid having to re-design any of the components.

Tenant to submit (4) sets of the construction drawings to the Landlord, for approval. The drawings shall include necessary architectural, mechanical, electrical, plumbing, sprinkler, health and safety and structural changes proposed. All proposed structural changes to be certified by an attached Engineer's report.

Most of these items will be required for the various permit applications, anyway. Commercial landlords frequently have professional design consultants on staff (or retained) to ensure that any renovation work conforms to the building code and city bylaw requirements. Mechanical, electrical and fire protection systems are controlled by Federal or Provincial regulations. It may be necessary to revise your plans, to comply with a regulation that one of these consultants requests.

Tenant or Tenant's agent to apply for all necessary permits including Building, plumbing, electrical, sprinkler and health and safety, as required. Tenant to submit a copy of each of the approved permits to the Landlord.

You will need to prove that you have an approved permit for each of these trades components, should your landlord request it. This is an extremely important requirement. Performing any commercial renovation work without prior approval, can expose you to a huge liability claim, should anything go wrong. Inspectors require that all issued permits, be conspicuously displayed on site for the duration of the renovation work. The various inspectors often communicate with each other. You will probably be reported, if you don't get ALL the required permits. Since the Landlord is ultimately responsible for the renovation work performed, there will usually be a clause in your lease agreement allowing the landlord to terminate your agreement for attempting to perform an illegal renovation.

The Tenant must ensure that ALL INSPECTIONS required by the issued permits, be carried out and that the final inspection report signed by the Inspector as final, is submitted to the Landlord for each.

Your project is not complete, until EVERY permit has a Approved, Final inspection report. Although you have a reasonable amount of time to correct any deficiencies, from preliminary inspections, any permit that remains open, will be followed up on. Your landlord will be advised that the work is not complete (by the appropriate inspection authority) and will probably demand that you correct the listed deficiencies immediately. You should never ignore this requirement.

A note about CSA requirements: Many store owners believe that they can get a better deal by supplying the plumbing and electrical fixtures from a cheaper supplier. The code requirement for CSA approval for all commercial fixtures, cannot be circumvented. Many Home Improvement stores sell fixtures that may not be CSA approved for commercial use. We insist that all suppliers be responsible for providing only CSA approved components. If you neglect to check before you purchase your own fixtures, any perceived savings could be quickly lost, if you need to replace them with CSA approved components. You can find more information about CSA on the Canadian Standards Association website.

From the Description:

Our goal is to develop standards that meet the needs of Canadians and are used from coast to coast. On the global front, we work hard to ensure our national interests are advanced and Canadian voices are heard. We participate prominently in international groups and forums that create standards aimed at enhancing trade, and promoting safety and well being. And while CSA continues to develop national standards, our policy is to harmonize them with North American and international requirements wherever it makes sense to do so.

Tenant to apply for and obtain a City business license and submit a copy of the business license to the landlord.

Although this might seem like an obvious requirement, the reason behind this is not. Your landlord is responsible to the City, not to permit anyone to conduct illegal business activities in their building. Having your business license issued before you open, fulfills this obligation.

Tenant to apply for and obtain a sign permit from the city (as required) and submit a copy to the Landlord, prior to the installation of any signs or store front window graphics.

Each city planning department has a list of rules for your exterior signs. The design criteria and allowable signs can vary widely from one city to another. BEFORE you spend a lot of money, having a sign designed and fabricated, check with your local city planning department.

Tenant to obtain a certificate of insurance coverage including: Commercial All-risk, General Liability and building risk. The certificate shall include a loss payable clause naming the Landlord as a loss payee.

The Tenant, the designer and General Contractor shall attend a mandatory site meeting with the Landlord to review the construction procedures and confirm document requirements, before commencing any construction.

Many landlords have parking, noise, dust control and security security issues. Having everyone meet to discuss and fully understand the requirements, will hopefully prevent problems arising during the project. The building may not be accessible to contractors, during "normal business hours". This is an important budget consideration, if all the work must be performed at night.

The Landlord will monitor construction quality and will issue a deficiency notice to the Tenant, designer and contractor, (as required).

Tenant to ensure that deficiency notices are addressed as received. Upon completion, (including permitted final inspections) the Tenant to notify the Landlord to conduct a final review of the store construction work. Landlord to provide the Tenant with a list of deficiencies requiring correction.

Upon completion of deficiencies, the Tenant to notify the Landlord to field review the deficiency work. Landlord to provide the Tenant with a certificate of final approval.

Tenant to submit a WCB Clearance Letter indicating that both the Tenant and General contractor have satisfied the Board's assessment requirements.

The Worker's Compensation Board of BC will hold you responsible for all the workers on your renovation project. If you neglect to register your project (of more than 24 man-hours), you could be responsible for a huge financial liability. We can show you how to protect yourself from a nasty surprise. Always get a WCB clearance letter before you pay the final contractor invoice. We'll show you how. You may be required to pay the WCB for some or all of the money you owe to the the contractor (if he already owes premiums to the board). You certainly don't want to pay both of them! For this reason, your landlord will not permit any unregistered contractors to perform work on their building.

Prior to opening the completed premises for business, the Tenant shall submit to the Landlord, an affidavit of no further interest from all contractors and consultants, indicating that they have no further interest in the project and that all the terms of the project documentation have been satisfied.