White Box & Shell Finish-Out

White box, sometimes called vanilla shell or vanilla box, is an intermediate delivery condition: finished demising walls, a level floor, a ceiling grid, basic lighting, HVAC distribution, one or more code-compliant restrooms, and electrical service to a panel. It is not finished space. There is no layout for your business, no branded finishes, and usually no data or specialty power. The important part is that the term is not standardized. What your lease calls a white box and what another landlord means by it can differ by tens of thousands of dollars, so read the delivery specification rather than the label.

At minimum: fire-rated demising walls, HVAC distribution to the space (ductwork, diffusers, thermostat), electrical panel with branch circuits, restroom rough-ins and fixtures (code-compliant for occupancy load), ceiling grid or drywall, and lighting. We scope each to city and lease requirements so tenants can move in without surprises.

HVAC equipment (rooftop units, VAV boxes), electrical gear (panels, switchgear), and specialty fixtures often have 4 to 10 week lead times. We identify and order these during the permit window so they don't delay your construction sequence.

Yes. We review the building's MEP capacity, coordinate tie-ins to base HVAC and electrical distribution, and work with the property engineer or management company when base-building shutdowns or tie-in windows are required.

Typically: framing rough-in, MEP rough-in (electrical, plumbing, HVAC), fire-stop, insulation, and final occupancy. We schedule with the city, manage inspection windows, and provide documentation to both the municipality and your landlord.