Owner's guide
Choosing a Commercial Contractor in Wichita: Seven Questions Before the Bid
The bid number is the last thing to compare. These are the questions that tell you whether the number will still be the number in month three.
Most commercial build-out bids in this market are close to each other on day one. They separate later, in the change orders, the plan review weeks nobody scheduled, and the casework that arrives after the lease start date. The questions below are the ones we would ask if we were the tenant, and they are the ones we are prepared to answer.
The seven questions
What does the shell deliver, and what does your bid assume?
A tenant improvement budget lives or dies on the landlord delivery condition: demising walls, HVAC tonnage, electrical service, restrooms, sprinkler. A bid that does not state its assumptions about the shell is a bid that will change.
Who is carrying plan review?
Commercial work in Wichita and Sedgwick County goes through MABCD plan review before a permit is issued, and review time is part of the schedule. Ask who prepares the submittal, who answers comments, and how that time is shown on the timeline.
What is self-performed and what is subcontracted?
Neither answer is wrong, but you should know. On our projects, major trade scopes are performed by licensed, insured trade partners working to our schedule, and millwork, casework, finish carpentry, and punch-out are done by JAKS employees in our own shop and crew.
Where does the casework come from?
Reception desks, break rooms, built-in storage, and retail fixtures are routinely the longest lead item on a build-out. A contractor with its own millwork shop controls that lead time; one who orders it does not.
How are changes priced?
Ask for the change order process in writing before the contract: who approves, how pricing is shown, and how it hits the schedule. A build-out with no changes is rare; a build-out with unpriced changes is expensive.
Who is my one contact?
A named project manager, a daily log with photos, and a weekly schedule update. If the answer is the owner's cell phone, ask what happens when the owner is on another site.
Can you show me a comparable project?
Same use type, similar size, recent. Office, medical, restaurant, and retail build-outs have different code and inspection paths and the contractor should have run yours before.
Frequently Asked Questions
Do you give free estimates on commercial work?
Commercial projects start with a consultation and a formal bid against drawings or a written scope, because the shell condition, plan review, and use type each move the number substantially. We walk the space, review what the landlord is delivering, and bid from there.
What size commercial projects do you take?
Tenant improvements and build-outs for office, medical, retail, and restaurant spaces, light commercial ground-up, and owner's representation on larger projects where the owner wants an experienced builder on their side of the table.
Do you handle the permit and plan review?
Yes. We prepare the submittal, respond to plan review comments, pull the permit, and schedule and attend inspections.
How long does a tenant improvement take in Wichita?
It depends on the scope and the use type, and plan review is part of the answer. We put the review window on the schedule rather than treating it as a surprise, and we give you a date at bid.
Can you build the casework for the space?
Yes. Reception desks, break rooms, built-in storage, and retail fixtures are built in our own Wichita millwork shop, which keeps the longest lead item on our schedule.
What Wichita Says About Us
From beginning to end, JAKS Construction was excellent! They took all my inspiration pics and turned them into one beautiful, cohesive design that adds functionality and style to our home! Every detail was meticulously handcrafted and it shows! We will go to JAKS for all of our renovation needs!
Good communication and reliable services
Great experience, Good crew to replace aging windows. Very communicative, on time and exceeded expectations.
Our work speaks through the homeowners and businesses we build for. Read our reviews, then tell us about your project.
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Tell us about the space and the lease timeline. We'll review what the shell delivers and come back with a plan and a formal bid.
- Call
- (316) 749-8199
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- 5025 E Kellogg Dr., Wichita, KS 67218
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