Capabilities · Commercial Interiors
Office Finish-Outs &
Tenant Improvements In San Antonio
The Short Answer
Bare Shell To Move-In, Punch-Ready
GRAMS Construction, LLC delivers office finish-outs and tenant improvements in San Antonio, Texas, from bare shell to move-in: framing, Level 4 drywall, commercial paint, acoustical ceilings, insulation, doors, frames, and hardware, with flooring and finish carpentry coordinated. We work as the general contractor for owners and tenants, or as the interiors subcontractor for GCs.
We work cleanly inside occupied buildings and take on recovery schedules other subs walk away from. Every job is billed against a schedule of values on AIA G702/G703, so the invoice matches the work in place.
When GRAMS is the general contractor, we coordinate the mechanical, electrical, plumbing, and fire-protection trades under one schedule and one standard.
What A GRAMS Finish-Out Includes
- Framing and Level 4 drywall systems, including rated and acoustic assemblies.
- Commercial paint and wall finishes.
- Acoustical ceiling systems.
- Batt and sound insulation.
- Doors, frames, and hardware.
- Flooring and finish carpentry coordination.
- Trade coordination for mechanical, electrical, plumbing, and fire protection when GRAMS is the GC.
Permitting A Tenant Improvement In San Antonio
Inside the City of San Antonio, interior finish-outs are permitted through Development Services. The city lists initial review times of about 10 business days for minor plans and 18 calendar days for complex commercial plans (City of San Antonio Development Services). Mechanical, electrical, and plumbing permits are linked to the parent building permit, and plan reviewers decide whether separate fire sprinkler or fire alarm permits are needed (City of San Antonio permit process). Permits expire after 180 days without proof of progress.
GRAMS builds that review time into the schedule up front, so the tenant's move-in date is based on the real permit path.
Working In Occupied Buildings
Most finish-outs happen next to tenants who are open for business. We plan work hours, dust and noise control, deliveries, and restroom and elevator use with building management before we mobilize, and we keep the space clean at the end of every shift.
How It Runs
How A Finish-Out Runs
Walk & review
Site walk, drawing review, and an RFI list before pricing.
Price
A qualified lump sum with inclusions, exclusions, and value-engineering options.
Permit
Submittal, review comments, and trade permits linked to the parent permit.
Build
Framing, rough-ins, inspections, drywall, ceilings, paint, and doors in sequence.
Punch
A punch list walked with the owner or tenant, closed out before move-in.
Closeout
Final inspections, warranties, lien waivers, and certificate of occupancy.
FAQ
Finish-Out Questions, Answered
Does GRAMS do office finish-outs in San Antonio?
Yes. GRAMS Construction builds office finish-outs and tenant improvements in San Antonio and surrounding cities, from bare shell to move-in, as the general contractor or as the interiors subcontractor.
How long does a commercial plan review take in San Antonio?
City of San Antonio Development Services lists initial review times of about 10 business days for minor plans and 18 calendar days for complex commercial plans. Resubmittals add time, so GRAMS builds review into the schedule.
Can you work in an occupied building?
Yes. We plan work hours, dust and noise control, and deliveries with building management, and we regularly work inside occupied buildings.
How do you bill?
GRAMS works under AIA-standard contracts with G702/G703 progress billing against a schedule of values.
Can you take over a finish-out another contractor left unfinished?
Yes. GRAMS is regularly brought in to complete unfinished jobs, managing inspections, punch lists, lien waivers, and warranty packages through certificate of occupancy.
Planning A Finish-Out?
Send the floor plan or lease exhibit. We'll walk the space and price it from a real takeoff.