Question 1

What is included in a structural shell contract?

Accepted Answer

A structural shell contract typically covers the building envelope: foundation, structural framing, exterior walls, roof system, and basic utility rough-ins. It does not include interior finishes, fixtures, or final MEP connections. In SWFL, every shell is built to Florida Building Code, with hurricane-rated detailing throughout.

Question 2

What drives the cost of shell construction in Southwest Florida?

Accepted Answer

Shell pricing is driven by building type and footprint, structural system (CMU vs. wood frame), soil and flood-zone conditions, roof complexity, impact openings, and finish-grade detailing on the exterior. Site work, impact fees, and permitting are typically priced separately. Every shell is quoted from drawings — there's no flat per-square-foot number that's accurate without seeing the plans.

Question 3

What is a tenant build-out vs. tenant improvement?

Accepted Answer

The terms are often used interchangeably. A tenant build-out (TI) refers to the construction work needed to make a raw or previously occupied commercial space suitable for a new tenant's use. Tenant improvement can refer to both the work and the allowance provided by the landlord.

Question 4

Do you need a separate permit for a commercial build-out in Cape Coral?

Accepted Answer

Yes. Cape Coral requires a commercial building permit for any tenant improvement work. This includes submitting architectural plans, mechanical/electrical/plumbing plans, and receiving approval from the city's Development Services department.

Question 5

What's the difference between Type I and Type II tenant improvements?

Accepted Answer

Type I TIs are made to raw, unfinished shell space — building from scratch. Type II TIs modify an existing, previously finished space for a new tenant. Type II is typically faster and less expensive since basic infrastructure already exists.

Question 6

How long does a shell build take in Southwest Florida?

Accepted Answer

Shell timelines vary with footprint, structural system, and weather. A small-to-mid-size commercial shell typically runs several months once permits are issued, with larger or more complex structures taking longer. Permitting in Lee and Collier counties adds its own window. We give a project-specific schedule with the bid — not a generic estimate.

Question 7

Can a shell contractor also handle site work?

Accepted Answer

Yes. Draft Construction self-performs both site work and structural shell. Site work includes clearing, grading, utility trenching, and foundation prep. Having one contractor handle both eliminates coordination delays and ensures the site is prepared exactly to shell construction specifications.

Question 8

What does a CBC license mean in Florida construction?

Accepted Answer

CBC stands for Certified Building Contractor. It's a state-level license issued by the Florida Department of Business and Professional Regulation (DBPR) that authorizes the holder to construct, remodel, or repair commercial and residential buildings throughout Florida. Draft Construction holds CBC1263273.

Question 9

What permits are needed for commercial construction in Lee County?

Accepted Answer

Lee County commercial construction requires a building permit, site development permit, zoning verification, environmental review (if applicable), fire district approval, utility connection permits, and a Lee County DOT permit if the project affects county roads.

Question 10

What drives the cost of a tenant build-out in SWFL?

Accepted Answer

Tenant build-out costs depend on the existing condition of the space, the use type (office, retail, restaurant, medical), MEP scope, kitchen or specialty equipment, ADA requirements, and finish selections. Restaurants and medical spaces are typically the most involved due to ventilation, plumbing, and code requirements. We price every TI from the plans and lease scope — no two are alike.

Question 11

What is the difference between a shell contractor and a general contractor?

Accepted Answer

A shell contractor specializes in the structural envelope — foundation through roof, exterior walls, and rough utility connections. A general contractor manages the entire build including interior finishes. Draft Construction operates in both roles: as a shell sub for other GCs, and as the general contractor on full custom luxury home builds.

Question 12

Does Draft Construction handle hurricane-rated construction?

Accepted Answer

Yes. All Draft Construction projects in SWFL are built to Florida Building Code standards, which include some of the nation's strictest hurricane resistance requirements. This includes impact-rated windows and doors, hurricane straps, reinforced roof connections, and wind-rated wall assemblies.

Question 13

What areas does Draft Construction serve?

Accepted Answer

Draft Construction serves Southwest Florida — including coastal and barrier island construction. Our active service area covers North Fort Myers, Cape Coral, Fort Myers, Naples, Bonita Springs, Lehigh Acres, Estero, Sanibel, and Fort Myers Beach across both Lee and Collier counties.

Question 14

How do I choose the right contractor for my commercial build-out?

Accepted Answer

Look for: (1) A valid CBC license, (2) experience with your specific project type, (3) familiarity with local permitting processes, (4) strong subcontractor relationships in the area, (5) references from similar commercial projects, and (6) clear communication about timeline and budget.

Question 15

What is included in site work for new construction?

Accepted Answer

Site work includes land clearing, demolition (if applicable), earthwork/grading, erosion control, utility trenching (water, sewer, electric, gas), stormwater management, compaction, and foundation preparation. In SWFL, soil conditions often require additional fill or deep foundation work.

Question 16

Can you build in a flood zone in Southwest Florida?

Accepted Answer

Yes. Coastal and flood-zone construction requires elevated foundations, FEMA-compliant design, and specific permitting. Draft Construction has experience building in SWFL flood zones (AE, VE, X) and understands the elevation certificates and NFIP requirements that go with them.

Question 17

What's involved in a restaurant build-out in Fort Myers?

Accepted Answer

A restaurant build-out includes demolition (if applicable), MEP rough-in, hood and ventilation installation, grease management, ADA compliance, finishes, and final inspections. Kitchen equipment installation is coordinated with the equipment supplier and adds time to the schedule. Timelines vary with scope, lease conditions, and permitting — we deliver a project-specific schedule with the bid.

Question 18

Do you work as a subcontractor for general contractors?

Accepted Answer

Yes. Draft Construction regularly works as a shell and site work subcontractor for general contractors on larger projects in SWFL. We're known for reliable scheduling, clean handoffs to finish trades, and strong relationships with local suppliers.

Question 19

What impact windows and doors do you install?

Accepted Answer

Draft Construction installs Miami-Dade approved impact windows and doors that meet Florida's High Velocity Hurricane Zone (HVHZ) standards. Brand selection is matched to the project and architect's specs, and every install includes NOA (Notice of Acceptance) documentation.

Question 20

Do you handle storm repair and reinforcement?

Accepted Answer

Yes. Draft Construction handles post-storm structural repair (framing, sheathing, dry-in, water intrusion remediation, and rebuilds) and pre-storm reinforcement (impact openings, hurricane straps, roof tie-down upgrades, and structural hardening). Every scope is documented for insurance and engineered to current Florida Building Code — not just patched to prior conditions.

Construction FAQ

Real answers to real questions about SWFL construction.