Commercial General Contractor — Wasatch Front, Utah
Tenant improvements, remodels, and design-build for business owners across the Wasatch Front. Fixed-price bids, clean draw schedules, and lien waivers your SBA lender requires, handled as standard practice.
— Why FC
The Wasatch Front isn't building new towers right now. Growth is happening inside existing buildings: second-generation offices, vacant suites, tired retail shells. That's tenant improvement work, and it's all we do.
A huge share of those build-outs run on borrowed money, and most stall in the paperwork between the bank and the builder. We price projects the way underwriters read them and run them the way lenders fund them. That's the difference between a bid and a bid your loan officer can actually use.
We don't do kitchens, decks, or basements, so your project never competes with somebody's master bath for crews and attention.
Draw requests, lien waivers, cost breakdowns, and inspection scheduling are standard operating procedure here, not a favor we're figuring out on your loan.
You and your banker see where every dollar goes before we swing a hammer, in the format underwriting actually wants.
The person who bids your project runs your project and picks up when you call. No account managers, no phone tree.
— SBA 504 & 7(a) Projects
An SBA loan comes with rules: fixed-price contracts, itemized budgets, draw schedules, lien waivers, inspections. Most contractors treat that as your problem. We treat it as the job. FC builds the bid package your lender expects, coordinates with your bank, and keeps money and construction moving together.
Before your loan closes, we deliver a fixed-price bid with the line-item cost breakdown your lender requires for underwriting.
We talk to your bank directly on scope, documentation, and contractor vetting, so approval never stalls on construction details.
One signed number, with the timeline and contingency language lenders review for. No open-ended allowances that spook underwriters.
We map the draw schedule, coordinate the bank's inspector, and submit lien waivers with every request, so each disbursement releases on time.
Punch list, final inspection, certificate of occupancy. You open when you told the bank you would.
For buying or building a facility your business will occupy — 51% of an existing building, 60% of new construction. Long-term fixed rates through a bank plus a Certified Development Company, typically around 10% down.
The flexible one. Funds leasehold improvements and build-outs, plus equipment and working capital, up to $5 million. If you lease your space, this is usually the fit.
FC General Contracting is a builder, not a lender or financial advisor. Loan structures, terms, and approvals rest solely with your lender, CDC, and the SBA. Our job is making sure construction never slows them down.
— What We Build
Vanilla shell or second-generation space, we turn leased square footage into a working business: walls, MEP, finishes. We build to your lease deadline, not around it.
Update the space without closing the business. We phase work around your hours, contain dust and noise, and keep customers and exits moving.
One contract, one team, from napkin sketch to certificate of occupancy. We bring the architect and engineers, and we price as we design.
— Sectors
Second-gen space into a headquarters — including tech-startup build-outs on Silicon Slopes timelines.
Exam rooms, imaging, med-gas, compliance. The classic SBA build-out, done by crews who know it.
Hoods, grease interceptors, health inspections. Opening dates that hold.
White box to grand opening — storefronts, salons, and barbershops, built around your fixture plan.
Floor loads, mirrors, mats, and HVAC that keeps up — from group fitness to jiu-jitsu academies.
Offices inside warehouses, racking to code, and power where the equipment needs it.
— Realtors & Partners
A commercial lease often lives or dies on the build-out. When a realtor brings us their client, we treat the referral like the relationship it is: deadlines kept, budget honest, client handled right. It's what we do all day long — and it's why brokers keep sending people our way.
Because it is. Your client gets the same builder who bid the job, straight answers, and a finished space that makes the lease you negotiated look smart.
Rent commencement, TI-allowance windows, opening dates. We build backward from the dates in your deal and we hit them. All day, every day.
Line-item bids that hold up against any contractor in this market. Your client never wonders if they overpaid — and neither do you.
Clients ask us for realtor recommendations constantly. We keep a short list of brokers we trust and send work back into it. Get on the list.
FC carries recurring project work across University of Utah campus facilities. The institutional vetting — licensing, insurance, performance — is already done.
— Questions
Before you apply, or as early as you can. Your lender needs a fixed-price bid and itemized cost breakdown as part of underwriting, and most banks vet the contractor too. Bring us in early and the bid package is ready the day your banker asks for it, instead of your closing waiting on a contractor.
Yes. SBA 7(a) loans can fund leasehold improvements, plus equipment and working capital, up to $5 million. SBA 504 loans cover owner-occupied real estate purchase, construction, and improvements. Your lender makes the final call on fit.
Typically a fixed-price contract with timeline and contingency language, an itemized cost breakdown, proof of licensing and insurance, a draw schedule, lien waivers with every payment, and progress inspections before funds release. Many banks also verify the contractor's track record on similar work. We produce all of it as standard practice.
Most Salt Lake City tenant improvements land between $50 and $150+ per square foot depending on scope and finishes. We give you a line-item budget after a site walk, in the format your lender can underwrite.
Application to loan closing commonly runs 60 to 90 days, plus permitting and appraisal. Construction begins after closing. An SBA-experienced contractor keeps the pre-closing paperwork from adding weeks to that.
Direct. With your sign-off, we communicate with your loan officer, submit draw requests and supporting documentation ourselves, and coordinate the bank's inspector. You stay copied on everything, but you're not the middleman. You have a business to run.
You get a same-business-day response, a walkthrough within days, and ballpark budget numbers you can use in LOI and TI-allowance negotiation. Your client stays your client — future work routes back through you. Full details on our For Realtors page.
— Start Your Project
Thirty seconds, five questions. You get a call back from the builder, not a sales rep, and a clear next step: usually a site walk and a line-item budget.
Licensed B100 Utah GC · We reply within one business day · No spam, ever
Home/SBA Financing
SBA 504 & 7(a) Build-Outs
If your build-out runs on an SBA loan, the construction side has to satisfy the bank as much as it satisfies you. That's our lane. We build the paperwork trail, talk to your lender directly, and run the job so every draw releases on time.
What we take off your plate
An SBA build-out is really four projects running at once: the bank's, the city's, the architect's, and the builder's. Most borrowers end up project-managing all four themselves. At FC, all four report to us. Here's what that looks like.
With your sign-off, your loan officer gets scope documents, budgets, draw requests, and answers straight from us. You're copied on everything; you relay nothing. When underwriting has a construction question — scope, contingency, timeline, contractor vetting — it gets answered the same day, in the bank's own language. Loans move faster when the builder picks up the phone.
Fixed-price contract, line-item cost breakdown, license and insurance certificates, draw schedule, lien waivers — assembled the way underwriting reads them and submitted without being chased. Underwriters don't read contractor shorthand, so we don't send it: every document lands formatted to the bank's checklist, versioned, signed, and on time. Clean file, moving loan.
Plans go to the city under our license. City plan review runs on its own clock, so we submit early, turn correction comments around in days, and stack inspections so the permit never becomes the critical path. You will never chase a city deadline yourself — that's our job, and we track it daily.
On design-build projects the architect and engineers are under our contract, so drawings, revisions, and stamped sets land when the bank and the city need them — not whenever the design office gets to it. Design drift quietly kills loan timelines; ours can't drift, because pricing updates with every revision and the budget the bank approved stays the budget.
The process
We walk the space before you sign anything — lease or loan. You leave with a realistic scope and a budget range you can take to the bank.
Fixed-price bid, line-item costs, timeline with contingency language. This is the document your lender underwrites construction against — and it's ready the day your banker asks.
While the bank works your file, we answer lender questions, adjust documentation, and get vetted: license, insurance, bonding, and track record on similar work.
The moment plans are set, they go to the city. Architect revisions, plan-review comments, stamped sets — sequenced on our clock so loan closing and permit approval land together, not months apart.
The job is broken into phases your bank can verify — demo, framing, MEP rough-in, drywall and finishes, final. Each phase has a date and a dollar amount attached.
We get paid as phases finish, not before. Phase wraps, the bank's inspector verifies it, lien waivers go in with the draw request, funds release. Your money follows the work.
Punch list, city final, certificate of occupancy. You open on the date you gave the bank.
Paid by the phase
Most FC projects bill by completed phase — and on SBA jobs, the bank requires it. A phase finishes, the bank's inspector verifies it, lien waivers go in with the draw request, funds release. Then we start the next one. It protects everyone: you never pay for work you can't walk through, the bank funds only verified progress, and we stay motivated to finish phases — not start them.
| Phase | Done means | Payment |
|---|---|---|
| 01 · Mobilization & demo | Space cleared, protection up, layout snapped on the floor | Draw 1 releases |
| 02 · Framing & rough-ins | Walls framed, MEP roughed in, rough inspections passed | Draw 2 releases |
| 03 · Drywall & ceilings | Hung, taped, finished; ceiling grid set | Draw 3 releases |
| 04 · Finishes | Paint, flooring, millwork, fixtures, trim-out | Draw 4 releases |
| 05 · Final & occupancy | Punch list cleared, city final passed, CO issued | Final draw + retainage |
Sample structure. The real draw schedule is set project-by-project with you and your lender before closing — every draw request goes in with a signed lien waiver and an inspection sign-off.
Which loan fits
For buying or building a facility your business will occupy — 51% of an existing building, 60% of new construction. Long-term fixed rates through a bank plus a Certified Development Company, typically around 10% down.
The flexible one. Funds leasehold improvements and build-outs, plus equipment and working capital, up to $5 million. If you lease your space, this is usually the fit.
FC General Contracting is a builder, not a lender or financial advisor. Loan structures, terms, and approvals rest solely with your lender, CDC, and the SBA. Our job is making sure construction never slows them down.
Home/Services
Services
Tenant improvements, remodels, and design-build across the Wasatch Front. Commercial only, licensed B100, priced line by line — and billed by finished phases, not promises.
A lease deadline is a hard date. We build backward from it.
Vanilla shell or second-generation space, we take leased square footage from LOI to open for business: walls, MEP, finishes, permits, inspections. We handle the landlord paperwork — TI-allowance draws, building rules, insurance certificates — and schedule around your rent-commencement date, not our convenience.
Update the space without closing the business.
We phase occupied-space work around your hours, contain dust and noise, and keep customers, staff, and exits moving while trades cycle through. Code and ADA upgrades come standard — we flag what the city will require before it becomes a surprise on your budget.
One contract. One team. Architects on our timeline.
We bring the architect and engineers under our contract, so drawings, revisions, and stamped sets land on the schedule we set with you. You see pricing as the design develops — the budget never ambushes you at bid day. From napkin sketch to certificate of occupancy, one number to call.
Home/For Realtors
For Realtors & Commercial Brokers
Most of our work starts with a realtor's phone call. If you rep commercial space on the Wasatch Front, we're the contractor built for your deal: real budget numbers before the LOI, walkthroughs within days, and a client who comes back to you for the next lease.
Your Deal Timeline
Touring candidate spaces? We'll walk them with you and flag the expensive surprises — power, plumbing, HVAC, ADA — before your client falls in love with the wrong suite.
Walk us through the space and you'll have real dollars-per-square-foot numbers while you're still negotiating — not after your client is locked in.
We price what the landlord's allowance actually buys, so the number you negotiate covers the build your client is expecting.
The schedule runs backward from the day rent starts. Your client opens on time, and your reputation compounds with every referral.
The Broker Promises
We never go around you. Renewals, expansions, the next location — every future conversation routes back through you. Referring us should grow your book, not shrink it.
Same-business-day responses, spaces walked within days, ballpark budgets in two to three business days. Your deal never waits on the contractor.
Weekly updates through the build, and if something slips, you hear it from us first — before your client ever has to call you about it.
Line-item bids your client can shop. We win on lean overhead and a tight sub network, not thin scope. Tell them to compare — we like it when they do.
Rent commencement, allowance windows, opening dates. We build backward from the dates in your deal and we hit them. It's what we do all day long.
The Referral
Call, text, email, or the form below. An address and a phone photo of the floor plan is plenty — plans optional.
You get a real response, not a voicemail loop, and a walkthrough on the calendar within days.
Within two to three business days: realistic numbers formatted for your LOI and work-letter conversation. Multiple candidate spaces? We budget each for comparison.
Fixed-price bid, line-item costs, and a schedule built backward from rent commencement.
Weekly updates cc'd to you. Punch list, city final, and finished photos you're welcome to post.
Next lease, renewal, or expansion — they go through you. That's the deal, and we keep it.
Institutional Trust
FC carries recurring project work across University of Utah campus facilities — the kind of client that vets licensing, insurance, and performance long before anyone sets foot on site. If we clear a university's bar, your client is in careful hands.
Client references identify project experience only; no endorsement implied.