Commercial build-outs · Tenant improvements

Restaurant & Commercial Build-Out Contractor in Los Angeles & Orange County

INVICTA turns empty shells and old spaces into restaurants, juice bars, franchise stores and retail. One team for demo, new plumbing and drains, framing, finishes and permits, built to city code, health department requirements and your brand standard.

Get a Bid for Your Build-Out See the Movita build-out

What we build out

Spaces built for the business moving in.

Whether you’re opening your first location or your fifth franchise unit, we build the space to open, pass inspection and work.

Restaurants

Full-service, fast-casual and take-out kitchens with hoods, floor sinks and grease interceptors.

Juice, coffee & dessert bars

Bars, prep sinks, hand sinks and cleanable finishes — like our Movita build.

Franchise stores

Built from the brand’s design package and approved plans, ready for the brand’s sign-off.

Retail stores

Storefronts, fitting rooms, lighting and displays.

Offices & medical suites

Private offices, exam rooms, break rooms and accessible restrooms.

Gyms, salons & studios

Open floors, restrooms, showers, plumbing and finishes.

Finished Movita Juice Bar interior with tile floor and storefront
The same space before: an empty shell with bare walls and concrete floor
BeforeAfter

Recent build-out · Long Beach

Empty shell to Movita Juice Bar.

New underground drains trenched through the slab, new water lines, metal stud framing, curved soffits and counters, and finishes built to city code and the franchise standard.

See the full project

Full scope, one contract

Everything between the lease and opening day.

Slab trenched for new underground drains
Plumbing

Underground drains & water lines

Slab trenching, floor sinks, floor drains, hand and prep sinks, water heaters and new supply lines.

Grease interceptor installation
Food service

Grease interceptors & traps

Sized and permitted with your sewer agency, tied into the kitchen drains.

Grease trap installation →
Metal stud framing in a commercial build-out
Construction

Framing, drywall & ceilings

Metal stud walls, soffits, T-bar and hard-lid ceilings, laid out to the approved plans.

Custom curved service counter
Brand

Counters, casework & finishes

Custom counters, feature walls, flooring and smooth, cleanable surfaces built to the brand look.

Accessible restroom
Accessibility

ADA restrooms & path of travel

Accessible restrooms, counters, entries and parking that come with a TI.

New HVAC diffuser in a commercial ceiling
Coordination

HVAC, electrical & permits

Mechanical, electrical and lighting coordinated with the plans, plus city and health department permits.

Opening a food business?

The approvals a restaurant build-out has to pass.

Requirements vary by city. We map yours out in your bid.

Health department plan check

  • Plans must be approved before construction of a new or remodeled food facility starts.
  • Plans cover equipment, plumbing (floor sinks, grease interceptor, water heater), ventilation and a finish schedule.
  • A preliminary inspection at about 80% and a final inspection come before the health permit.

Sources: LA County Environmental Health · OC Health Care Agency

City building & finishes

  • Building permits from the city are required in addition to health approval.
  • Food facility walls, ceilings and floors must be smooth, durable and easily cleanable.
  • New food equipment must be certified to ANSI-accredited sanitation standards.

Sources: OC construction guidelines · LA County

How it works

From lease to opening day.

  1. 01

    Site walk & bid

    We walk the space, review your plans or franchise package, and send a detailed bid for the full build-out.

  2. 02

    Plans & permits

    Drawings, city plan check and health department submittals coordinated by our team.

  3. 03

    Build

    Demo, underground plumbing, framing, MEP, ceilings, counters and finishes on one schedule.

  4. 04

    Inspect & open

    Preliminary and final inspections walked with you until the space is signed off and ready.

Movita Juice Bar · Long Beach, CA

Watch the build

Shell to storefront in one short.

Every phase of the Movita Juice Bar build-out in Long Beach, from the slab trench to the finished counter.

Get a bid for your space

FAQ

Commercial build-out questions, answered.

Ask about your space
What is a commercial build-out or tenant improvement?
A build-out (also called a tenant improvement or TI) turns a leased commercial space — often an empty “shell” or a former business — into a space built for your business. It can include demolition, plumbing, electrical, HVAC, framing, ceilings, restrooms, finishes and equipment installation.
Do I need health department approval to build out a restaurant or juice bar?
Yes. Under California Retail Food Code section 114380, anyone building or remodeling a food facility must submit plans and get approval before construction starts (LA County Environmental Health). In Orange County, the OC Health Care Agency Plan Check unit reviews all new and remodeled food facilities. Some cities, like Long Beach, have their own health department.
How long does plan review take?
LA County Environmental Health reviews initial food facility plans within 20 business days for standard processing (LA County). In Orange County, the initial review usually takes about 20 working days (OC Health Care Agency). City building plan check runs on its own schedule. We build the timeline around both.
Converting a non-restaurant space into a restaurant — what changes?
Turning a space that was never a food facility into one is treated as new construction by the health department. Orange County gives the example of converting a shoe store into a coffee shop (OC construction guidelines). It usually means new floor sinks and drains, water lines, a grease interceptor or trap, and cleanable finishes.
Can you build to my franchise’s design standards?
Yes. We build from the brand’s design package and the approved construction drawings. The Movita Juice Bar job in Long Beach is an example, with curved counters, feature walls and soffits matched to the franchise look.
What inspections happen during a food facility build-out?
Both LA County and Orange County health departments do a preliminary inspection at about 80% completion and a final inspection before issuing the health permit, along with the city’s building inspections (OC Plan Check, LA County). We schedule and walk every inspection with you.
What do you need from me to send a bid?
The address and size of the space, your lease drawings or approved plans if you have them, the franchise design package if you’re a franchisee, and your equipment list or menu. No plans yet? We can walk the space and help you get them started.

Service area

Restaurants across LA County & Orange County.

Los Angeles County

  • Long Beach
  • Lakewood
  • Cerritos
  • Downey
  • Norwalk
  • Bellflower
  • Paramount
  • Whittier
  • La Mirada
  • Santa Fe Springs
  • Pico Rivera
  • Torrance
  • Carson
  • Compton
  • Los Angeles

Orange County

  • La Habra
  • Fullerton
  • Brea
  • Buena Park
  • Anaheim
  • Cypress
  • Los Alamitos
  • Garden Grove
  • Westminster
  • Santa Ana
  • Orange
  • Huntington Beach
  • Costa Mesa
  • Irvine

Don’t see your city? We work throughout Southern California — ask us.

Commercial build-out bid

Get a bid for your full commercial build-out.

Send us the space and your plans or franchise package. We’ll walk the site, review what the city and health department will require, and send a detailed bid for the full build-out — demo, plumbing, framing, finishes and permits.

  • Full scope, one bidDemo, plumbing, framing, MEP, finishes and permits priced together
  • Built to code & brandCity code, health department requirements and your franchise standard
  • Plumbing done rightUnderground drains, water lines, floor sinks and grease interceptors
  • Opening-day focusedA schedule built around your lease and opening date

Free bid · No obligation

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