Transform your leased space into a high‑performing, fully compliant environment—planned, engineered, and documented from a single, coordinated source.
Overview
Paragan Solutions LLC provides end‑to‑end Tenant Improvement (TI) design services for office, retail, restaurant, medical, industrial, and mixed‑use spaces. We integrate architecture, MEP, structural, and civil engineering so your project moves from concept to permit to construction with fewer change orders, fewer surprises, and a faster path to occupancy.
Whether you’re a tenant, landlord, broker, architect, or contractor, we help you reconfigure and upgrade existing spaces to match new operations, branding, and performance requirements.
What is tenant improvement design?
Tenant improvements (TIs) are modifications to an existing building interior to meet the needs of a new or existing tenant. This often includes:
- Reconfiguring layouts for new workstations, offices, exam rooms, kitchens, or sales floors
- Upgrading building systems—HVAC, power, lighting, data, plumbing, and fire protection
- Refreshing finishes and branding—ceilings, flooring, partitions, millwork, and lighting design
- Addressing code and accessibility for new uses, occupancies, and egress paths
Our role is to evaluate the existing conditions, design the required changes, and deliver permit‑ready, construction‑ready documents that align with your schedule and budget.
Our integrated TI design approach
We don’t treat TI as just “interior remodeling.” Every change touches structure, systems, and code. Our integrated approach ensures those pieces move together.
- Single point of responsibility: One coordinated team for architecture, MEP, and structural
- Existing conditions review: Site visits, as‑built verification, and system capacity checks
- Code‑driven planning: Occupancy, egress, fire/life safety, and ADA baked into the layout
- Value‑focused design: Practical solutions that respect budget, schedule, and phasing
- BIM‑enabled coordination: 3D modeling and clash detection to reduce field conflicts
TI design services
Architectural & space planning
- Programming & test fits for prospective tenants and brokers
- Space planning & layouts for offices, retail, restaurants, clinics, and labs
- Interior architecture—partitions, doors, ceilings, casework, and interior elevations
- Brand integration—entry experience, reception, signage locations, and feature elements
MEP & fire protection design
- HVAC load checks and system modifications for new layouts and occupancies
- Ductwork rerouting and diffuser/return relocation for new ceiling plans
- Electrical design—panel capacity checks, new circuits, receptacles, and equipment power
- Lighting design—fixture selection, lighting layouts, and controls to meet energy codes
- Plumbing modifications—restroom reconfiguration, break rooms, kitchens, and medical gases (where applicable)
- Fire protection coordination—sprinkler head relocation and fire alarm device coordination
Structural assessment & modifications
- Review of existing structure for new openings, penetrations, and loads
- Design for wall removals/additions and new mezzanines or platforms
- Rooftop equipment support for new HVAC units or condensers
- Seismic and code compliance for structural changes where required
Code compliance, permitting & documentation
- Occupancy and use analysis for new tenants and build‑outs
- Egress, fire separation, and ADA compliance integrated into the design
- Permit‑ready drawing sets—architectural, MEP, structural, and details
- Response to plan check comments and revisions through approval
Construction support
- Bid‑level construction documents with coordinated plans, details, and schedules
- RFI and submittal review during construction
- Site visits and punch walks as needed
- As‑built documentation reflecting final field conditions
Typical tenant improvement projects
We support TI projects across a wide range of uses, including:
- Corporate & professional offices
- Retail & showrooms
- Restaurants, cafés, and food service
- Medical, dental, and outpatient clinics
- Light industrial, R&D, and flex spaces
- Coworking and shared office environments
Whether it’s a single suite or a multi‑floor build‑out, we scale our team and scope to match.
Why clients choose S3DA Design for TI projects
- Integrated disciplines: Architecture, MEP, and structural under one roof
- Faster approvals: Code‑aligned design and complete submittals reduce back‑and‑forth with authorities
- Reduced change orders: Coordinated drawings and BIM modeling minimize clashes in the field
- Nationwide experience: Familiarity with local codes, landlord standards, and national roll‑outs
- Clear communication: Direct access to senior engineers and designers throughout the project
Our TI design process
- Discovery & goals Label: Understand needs We clarify your program, headcount, equipment, branding, budget, and schedule.
- Existing conditions & due diligence Label: Verify reality We review as‑builts, perform site walks, and assess existing systems and structure.
- Concepts & test fits Label: Explore options We develop layout options and high‑level system strategies for review and landlord approval.
- Design development Label: Refine solutions We coordinate architecture, MEP, and structural, resolving details and code items.
- Construction documents & permitting Label: Get approvals We produce permit‑ready drawings, respond to plan check comments, and support approvals.
- Construction & closeout Label: Support execution We answer RFIs, review submittals, and prepare as‑builts as needed.