Question 1

What is included in a shell construction contract?

Accepted Answer

A shell construction contract typically covers the structural envelope of a building: 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, this also includes hurricane-rated components per Florida Building Code.

Question 2

How much does shell construction cost in Fort Myers?

Accepted Answer

Shell construction costs in Fort Myers typically range from $85–$150 per square foot depending on building type, soil conditions, and design complexity. Commercial shell projects average $95–$130/sq ft as of 2025–2026. Site work, impact fees, and permitting are additional.

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

A typical commercial shell build in SWFL takes 4–8 months depending on size and complexity. Small retail shells (2,000–5,000 sq ft) average 3–5 months. Larger commercial buildings (10,000+ sq ft) average 6–10 months. Permitting in Lee and Collier counties can add 4–8 weeks.

Question 7

Can a shell contractor also do site work?

Accepted Answer

Yes. Draft Construction handles both site work and shell construction. 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 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

How much does a tenant build-out cost per square foot in SWFL?

Accepted Answer

Tenant build-out costs in Southwest Florida range from $40–$200+ per square foot depending on complexity. Basic office TIs average $40–$80/sq ft. Retail buildouts average $60–$120/sq ft. Restaurant buildouts are the most expensive at $100–$250/sq ft due to kitchen equipment and ventilation requirements.

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. Shell contractors often work as subcontractors to GCs or as the primary contractor on projects where the owner handles finishes separately.

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 all of Southwest Florida including North Fort Myers, Cape Coral, Fort Myers, Naples, Bonita Springs, Lehigh Acres, Estero, Sanibel, and Fort Myers Beach. We work in both Lee and Collier counties.

Question 14

What is Draft-to-Design?

Accepted Answer

Draft-to-Design is Draft Construction's unique service that takes a project from initial sketch or concept through to permitted construction plans. This is rare among shell contractors and saves clients time and money by eliminating the need for a separate design firm for straightforward projects.

Question 15

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 16

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 17

Can you build in a flood zone in Southwest Florida?

Accepted Answer

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

Question 18

What is the timeline for a restaurant build-out in Fort Myers?

Accepted Answer

A restaurant build-out in Fort Myers typically takes 3–6 months from permit approval to completion. This includes demolition (if applicable), MEP rough-in, hood and ventilation installation, ADA compliance, finishes, and final inspections. Kitchen equipment installation adds 1–2 weeks.

Question 19

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 20

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. Brands include PGT, CGI, ES Windows, and Eco Window Systems. All installations include NOA (Notice of Acceptance) documentation.

Construction FAQ

Real answers to real questions about SWFL construction.