The problem
Why most jobs like this go sideways.
Commercial jobs stall when the general contractor cannot answer the property manager's basic questions: current COI, permit status, ADA compliance path, and inspection schedule. Add the 2024 Oregon code cycle updates to tenant improvements and small crews without in-house code experience keep hitting red-tags. Green O runs a dedicated commercial crew with monthly OSHA training and direct planner contacts in Portland, Beaverton, and Hillsboro.
- Oregon adopted the 2024 code cycle — 2020 as-built drawings often fail plan review as-is
- ADA path-of-travel triggers on any TI over 20% of the space — usually missed on first submittal
- TPO or EPDM seams welded below 45F or without a Leister probe test = warranty void from day one
- Portland, Beaverton, and Hillsboro run separate planner queues — one submittal template does not fit all
Property managers and small commercial owners waste hours of every week chasing subs, waiting on quotes, and explaining the same building to a new contractor. The leak doesn't get fixed, the tenant gets louder, and the lease renewal gets harder. You deserve one number to call, one COI on file, one PM who knows your buildings. That's why we run a dedicated commercial crew with TPO + EPDM heat-weld capability in-house - so the leak that came in at 6 PM is dry-in by morning and properly closed within the week, on a calendar your tenant can live with.
Included scope
In writing, before you sign anything.
Tenant Improvement
Buildouts, demising walls, MEP coordination, finish.
Commercial Roofing
TPO, EPDM, modified bitumen. Heat-welded seams.
Maintenance Contracts
Quarterly + annual. Single PM contact.
What you get
What lands in your file when we're done.
You get a written site walk with the property manager, COI with additional insured issued within 24 hours, permit pulled in Green O's name, and closeout package with warranty registration, lien release, and photo log. Commercial work runs under one PM with monthly OSHA-trained crew, direct-line planner contacts, and 24-hour after-hours callback for member accounts.
- COI with additional insured issued in under 24 hours; $2M GL + workers comp on file
- Permit pulled by Green O; planner relationships direct in Portland, Beaverton, Hillsboro
- Dedicated commercial crew with monthly OSHA-10 refresher training
- TPO and EPDM heat-welded with Leister probe test — welded seams verified
- Closeout package: warranty registration, lien release, photo log, manufacturer paperwork
- Free site walk with the property manager - written scope yours to keep
- Single point of contact for property managers (no sub roulette, no "who do I call for this?")
- $2M general liability + workers comp COI on file, additional insured ready in 24 hours
- TPO + EPDM flat roof install + repair (Leister heat-welded seams, commercial-grade)
- Tenant improvement buildouts - framing, MEP coordination, demising walls, finish
- Quarterly + annual maintenance contracts available - we catch the leak before it's a claim
- After-hours emergency callout for property manager clients (4-hour SLA)
How we work
How we run it.
Commercial work runs on a 4-step sequence: site walk with the property manager, COI and permit, scheduled construction with daily photo report, and closeout package. Typical tenant improvement in Beaverton runs 4 to 10 weeks from permit issue to certificate of occupancy, and flat-roof replacement runs 3 to 8 working days weather-permitting.
- Step 1: Site walk with property manager — scope, budget, schedule in writing
- Step 2: COI issued in 24 hours + permit pulled + planner coordination
- Step 3: Dedicated commercial crew on schedule + daily photo report to PM by 5 PM
- Step 4: Closeout package with warranty, lien release, and manufacturer registration
Free Site Walk
Free walk-around with the PM. Photo-documented scope + budget + schedule. We tell you the cheapest path to closed - even if that means a repair, not a re-roof.
COI + Permit
COI issued within 24 hours, additional insured ready. Permit pulled in our name if required. Tenant + neighbor coordination plan documented before we start.
Crew On Schedule
Dedicated commercial crew. Daily photo report to PM by 5 PM. No mystery, no "we'll be out next week" that turns into next month.
Closeout In Your File
Closeout package: warranty docs, lien release, final invoice, photo log, manufacturer registration. Everything your file needs at audit.
Questions, answered
Frequently asked.
The four we hear from property managers most: current insurance limits, ADA compliance handling under 2024 code, whether we work nights and weekends around tenant hours, and multi-site portfolio coordination. Short answers: $2M GL plus workers comp with 24-hour additional-insured turnaround, yes ADA is scoped upfront, yes off-hours work is routine for retail and restaurant TI, and yes we run PM clients with 5 to 20 buildings under one contact.
- $2M general liability + workers comp; additional insured issued within 24 hours
- ADA path-of-travel scoped upfront under 2024 Oregon code — not discovered mid-permit
- Off-hours TI is routine — loud work after close, punch list during open hours
- Multi-site PM accounts: one Green O contact, one invoice format, quarterly walk
Do you carry the insurance we need?
Yes - $2M GL + workers comp. We can add you as additional insured and email the COI within 24 hours. No "let me check with the agent on Monday."
Can you handle multi-site portfolios?
Yes. We have property manager clients with 5-20 buildings. One PM at Green O, one invoice format, one quarterly walk. Predictable.
How fast on after-hours leak callout?
Property manager clients get 4-hour callback. Standard customers 24 hours. We tarp same-day during storm season - July through March - because that's when leaks happen here.
What happens if I pick the wrong contractor?
The wrong commercial contractor disappears mid-TI, your tenant occupancy slips a month, and lease revenue evaporates. Or worse - the COI lapsed and the slip-and-fall lands on your file. We've been CCB-licensed since 2008. Our COI is current today and every day.
Do you carry the bonding and insurance for commercial TI work?
Yes — CCB #204939 Level 1 Unlimited covers commercial + residential. Full bonding and insurance ready to upload to your tenant rep or property manager.
Can you work nights and weekends to keep my business open?
Yes. Off-hours TI is a regular ask from retail and restaurant clients. We schedule the loud work after close and run the punch list during open hours.
Where we work
Commercial across the Portland metro
Twelve cities. One CCB-licensed crew that lives here. The contractor in your driveway with the out-of-state plate will be gone by next storm — we're still answering the phone in year seven. Tap any city for local proof, response times, and the ZIPs we cover.
Free inspection — no obligation, written report yours to keep
Probably not the right move if you want the cheapest bid.
If you want this done once — by a CCB-licensed local who'll still answer the phone in year seven — we reply to every web inquiry inside 15 minutes during business hours (Mon–Sat 8 AM–7 PM PT). Storm damage or active leak? Call (971) 226-7751 — same-day callback.
- 4.3 stars — 51 Google reviews
- CCB #204939
- Veteran-owned
- 17 years Portland metro
- 15-min business-hours reply
Direct line
(971) 226-7751
Hours
Mon–Sat
8 AM – 7 PM PT
Office
20001 SW Tualatin Valley Hwy
Suite 208
Beaverton, OR 97006
Storm Response
24-hour callback
365 days/year