Project Assessment

The tenant required a more flexible and expansive office suite at this 6400 square foot space than they had at their old location. The owner is leasing in a very competitive suburban market. The newly acquired 20+ year old building had extensive useless electrical and HVAC equipment from prior build-outs. There was no building standard fixtures and finishes to show potential clients. In addition to these challenges, the project had a very aggressive schedule and tight budget.

Project Solutions

With many years of tenant build-out experience in the “bread and butter” suburban Virginia office market, Ultra Company analyzed the owner’s building in relation to the competition and provided the client with functional, aesthetically-pleasing and cost-effective fixtures and finishes in order to create a new building standard for showing potential tenants.

The constructability of the test fit was conducted for potential problems and a comprehensive budget was prepared and used in the lease of the space. The lease deal was signed, the construction bid was finalized, and away we go…but wait. As it is often the case, the tenant needed to make major changes to the space plan just as construction was ready to kick off.

While the A&E firms quickly went to work with the tenant’s changes, Ultra’s team stayed close to the process, focusing on pricing issues and researching potential long lead items, and when the bell was rung we started construction. The aggressive schedule had to be carefully managed, as the deadline moved back only slightly while the pressure from the tenant’s new requirements increased. The tight construction schedule required full intensity from the very first day.

Ultra Company’s team had to clear out the “rats nest” of old wiring abandoned from previous build-outs, being careful not to disrupt adjacent tenant’s electrical and data. During pre-construction services, the need for extending plumbing drain lines in the floor and installing large conduit through the plenum to cost-effectively accommodate future electrical needs of the adjacent vacant space was brought forth. These issues were incorporated into the project to reduce future disruption to our client’s space. With the typical tight budget for the suburban space, Ultra re-used the existing ceiling grid and lighting fixtures, but still provided plenty of “pop” to the space with finish details.

The tenant’s HVAC needs required the addition of new roof top work and supplemental units, with the need for additional electrical devices along with roof penetration and repair. The work was executed quickly, and the usual challenges from code officials, hidden conditions, further tenant changes, and field conditions were effectively dealt with.

Ultra Company constructed numerous offices, a copy room, storage room, work room, and open work areas for cubicles. Both the new conference room and reception areas included full glass storefront systems for an open, appealing look. A large galley with substantial cabinet storage and expansive counter space was constructed and topped off with new appliances. The finishes included the repair of the existing grid and installation of new ceiling tiles, neutral paint throughout the space–including all walls, trim, doors, and millwork, and new flooring with wear-resistance vinyl tiles in the break room and new carpet throughout the rest of the suite.

With our procedure to “punch as we go” at project substantial completion, the minimal punch list was completed on time for the scheduled move-in. The owner’s and tenant’s representatives were extremely pleased with the completed project, both with the schedule and the final look. A comment from one of NVE’s (the Owner’s) management:

“My company and I have found it an extreme pleasure to work with Ultra. I greatly appreciate the hard work and flexibility demonstrated by Ultra Company’s management team, in-house workforce, and subcontractors getting the job done with all the changes required to provide the tenant with the space they needed to prosper and grow.”

This is exactly why Ultra Company has developed into a full-service construction, coating, and repair services firm: to help our clients, and their clients, prosper and grow. With a 20 year track record, we are here for our clients because we recognize that “Managing Real Estate is Tough Enough.”