Full-Scope TI Work

Tenant Improvement Contractor

One contractor. Painting, drywall, framing, and demo under one scope — coordinated, on time, and clean.

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Tenant Improvements

The TI Contractor That Actually Delivers.

Tenant improvement projects live and die on coordination. When painting, drywall, framing, and demolition are split across multiple subcontractors — someone always drops the ball. Schedules slip. Finishes don't match. The GC is stuck managing chaos.

Stone Lion Contractors eliminates that problem. We self-perform painting, drywall, framing, and interior demolition under a single scope. One contract, one point of contact, one crew with internal accountability.

We work directly with GCs and property managers on TI projects ranging from single-suite fit-outs to full floor renovations in Class-A office buildings across Irvine, Newport Beach, and Los Angeles.

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The TI Contractor That Actually Delivers.
What's Included

What's Included in Our TI Scope

Interior Demolition
Interior Demolition

Selective and full strip-out demolition — walls, ceilings, flooring substrate, and millwork. Clean, documented, and ready for the next phase.

Framing & Rough Partitions
Framing & Rough Partitions

Metal stud framing for new partitions, office configurations, and structural modifications. Tight tolerances, correctly laid out from the start.

Drywall Installation
Drywall Installation

From board through tape and finish — Level 4 and Level 5 finishes for corporate interiors. Moisture-resistant board in wet areas, 5/8" Type X where required.

TI Painting
TI Painting

Full paint schedule execution per the interior design package. Walls, ceilings, accent walls, and trim — color-matched and delivered on the GC timeline.

Specialty Finishes
Specialty Finishes

Skim coating, Level 5 plaster finishes, wall panel installation, and accent feature work for high-end corporate environments.

Punch List & Touch-Up
Punch List & Touch-Up

We stay through the punch list. When the GC walks the space, we're there to address any painting, drywall, or framing items before move-in.

How We Work

How We Execute TI Projects

TI projects require precision scheduling and coordination with multiple trades. We're experienced GC subcontractors — we know how to work within a construction schedule without being the bottleneck.

01
Bid Package Review
We review the full set of drawings, specifications, and finish schedules to produce an accurate bid with detailed scope inclusions and exclusions.
02
Pre-Construction Meeting
We attend pre-con to align on phasing, coordinate with other trades, and confirm sequence. We bring the questions upfront — not mid-project.
03
Demo & Framing
First on deck after utilities are rough-in ready. We execute demo and framing to schedule so MEP subs have access to walls on time.
04
Drywall & Tape
Board, screw, tape, coat, sand — delivered at the specified finish level. We don't leave Level 4 work that needs to be fixed by the painter.
05
Paint Schedule Execution
Colors, sheens, and primer specifications per the interior design package. We document every product applied for the project records.
06
Final Punch & Closeout
We walk every inch with the GC. Punch items addressed immediately. Lien waiver and close-out documentation submitted on schedule.
Our process
Real Projects

TI Projects

Our work, our crews, our results. More photos available — contact us for a full project portfolio.

Class-A Office TI
Corporate Suite Fit-Out
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Your Project Here
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Your Project Here
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Your Project Here
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Your Project Here
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Our Advantage

The TI Subcontractor GCs Trust.

General contractors need subcontractors who read plans, hit their dates, and don't generate RFIs because they didn't understand the scope. That's us.

We've worked on TI projects from small suite fit-outs to multi-floor corporate renovations. We understand the GC's world — and we make it easier, not harder.

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Multi-Trade Self-Performance
We self-perform demo, framing, drywall, and painting under one subcontract. No finger-pointing between subs on finish quality.
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We Read Plans
We work from the architectural and finish drawings directly. We flag RFI items early, before they become schedule problems.
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On-Time, Every Time
GC relationships are built on schedule reliability. We show up, keep pace, and communicate delays before they happen.
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MBE Certified
We are an MBE-certified contractor. For GCs with diversity subcontracting goals or public projects with SBE requirements, we qualify.
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Proven in Class-A Environments
We work in the kinds of buildings where quality standards are high and visibility is even higher. We've earned that trust with our track record.

Tenant Improvement FAQ

Yes. Working under GCs is core to how we operate. We're experienced with GC contracts, insurance requirements, scheduling protocols, and project documentation. We make the GC's life easier.

We self-perform interior demolition, metal stud framing, drywall installation and finishing, and painting. This covers most of the interior finish scope on a typical commercial TI.

Yes. We've executed TI scopes on multi-floor projects in Class-A office buildings. We phase the work to meet the GC's floor-by-floor schedule and maintain consistent quality throughout.

Yes. We carry general liability, workers' compensation, and can add additional insured endorsements as required by the GC or project owner.

We understand finish level specifications and deliver to what's required. Level 5 (full skim coat) is standard for high-end corporate interiors where paint sheen and lighting conditions would reveal imperfections in lower finish levels.

Ready to Start?

Need a TI Subcontractor?

We bid, we execute, we deliver. Send us the plans and we'll have a scope back to you fast.

Get a Free Quote Call (949) 418-3330
📞(949) 418-3330