Tenant Improvement Glazing in Centennial, CO
What tenant improvement glazing is and when you need it
Tenant improvement glazing is the glass and framing system you install when a tenant takes over an existing commercial space and builds out their own suite. You're replacing, upgrading, or installing new glass partitions, storefronts, and vision panels to match the tenant's brand, layout, and operational needs. This is different from new construction: the building's structural grid is already there. Your glazing has to fit into existing mechanical chases, coordinate with slab edges and stack joints that weren't designed with your exact dimensions in mind, and often be installed while other trades are still working above and beside you.
You trigger a TI glazing scope when a tenant signs a lease and has 90 to 180 days to open. The property manager or general contractor issues a specification, sometimes vague. The tenant's designer has already chosen a look. And your job is to land the glass in place on budget and on time without losing weeks to scope creep or material delays.
Why glazing specs matter in a TI project
A vague specification kills TI projects. "Glass and framing" doesn't tell you whether you're installing stick-built aluminum frames, unitized systems, or high-performance curtain wall. It doesn't say whether the glass is tempered, laminated, or annealed. It doesn't lock down the mullion size, the color, the insulation value, or whether you need structural silicone at the head and sill. Without this locked in early, you'll re-order, re-fabricate, and lose weeks.
Element13 works as a design-build glazing partner during the TI specification phase. Our NACC Master-Certified glaziers and design team review the space, the building code requirements, thermal load, and acoustic needs. We model the frame system, confirm mullion sizing and finish, and specify glass performance to match the building envelope requirements. Before a single sheet gets cut, you have a bill of materials and a locked installation schedule.
This approach cuts change orders and keeps tenants from opening late because glass was ordered wrong.
How Element13 approaches tenant improvement glazing
Planning and design-assist
We start with a site survey. We photograph the rough openings, measure the jamb conditions and slab details, check for plumb and level, and identify any obstacles: electrical rough-in, HVAC ducts, structural columns. We document the existing building face conditions and drainage patterns. From this, we produce a technical drawing that shows the exact frame geometry, mullion placement, hardware locations, and finish specifications.
Our in-house design team then works with your architect and general contractor to resolve conflicts before fabrication. Where the slab edge creates a head condition that doesn't work with a standard frame depth, we value engineer a solution. If the building code requires safety glazing in specific locations (entry doors, low-level vision panels), we flag it early and specify laminated or tempered glass and frame accordingly.
In-house fabrication and assembly
Once specs are locked, our fabrication crew builds the frames and glass in-house. This means no outsourcing delays, no hand-off to a third-party vendor who doesn't understand your TI timeline. We fabricate aluminum frames with your chosen finish: anodized, painted, or Kynar. We assemble insulated glass units with low-E coatings, argon gas fill, and desiccant spacers. We apply structural silicone sealant and test adhesion before frames leave the shop.
We also pre-assemble frames with gaskets, pressure plates, and thermal break materials. When your frames arrive on site, they're ready for installation, not assembly. This compresses the on-site labor window and reduces the number of days your tenant's space is disrupted.
Installation and coordination
We phase the installation around your project schedule. If other trades are still rough-framing or running mechanical, we hold our frames in a controlled environment. Once the building envelope is weather-tight and HVAC is in place, we move in and start setting frames at the rate of roughly 20 to 40 linear feet of frame per crew per day, depending on system complexity and site access.
We coordinate with general contractors and other trades daily. We flag conflicts in real-time: a plumbing vent that runs through a mullion location, a suspended ceiling that blocks our frame head clearance, electrical conduit that needs rerouting. We don't hold up your schedule waiting for answers. We propose solutions on the spot.
Testing and inspection before handoff
Before the tenant occupies the space, we perform air and water infiltration testing on sample frames and sealed joints per ASTM E330 and ASTM E1105. We pressure-test to confirm the sealant joints hold and that the frame gaskets and weep holes are functioning. If any frame fails, we identify it, repair it, and retest. You get a signed report that shows compliance.
We also perform visual inspection of all sealant bonds, mullion alignment, and hardware installation. We walk the space with the property manager and tenant, point out any touch-ups needed, and schedule them before final occupancy.
Code and safety requirements for TI glass
What code applies to glass in a tenant improvement
The building is governed by the International Building Code, adopted by the City and County of Denver. Your glazing scope falls under IBC Section 2406, which specifies safety glazing requirements in hazardous locations: entry doors, low-level vision panels within 24 inches of walking surfaces, and glass adjacent to walking surfaces. In these locations, you must use tempered or laminated glass, typically 3/8 inch or thicker.
If your TI includes glass partitions that divide office spaces, they must comply with the same safety requirements if people walk or work adjacent to them. If the space is a conference room with a full glass wall, the entire sill-to-head panel must be safety glass unless it's more than 60 inches above the floor.
Your designer or architect should flag these locations on the drawing. If they don't, our NACC glaziers will and will propose the correct material to spec before you install wrong glass and have to tear it out.
Wind load and structural requirements
Once you know the building location and height, the structural engineer calculates the design wind speed and wind pressure on the building facade. This determines the glass thickness and frame strength needed. In Centennial and the surrounding Denver metro area, basic wind speeds typically range from 85 to 100 mph, translating to roughly 15 to 25 psf of positive and negative pressure on the glass.
Our engineers use ASTM E1300 to calculate glass load resistance and confirm that your specified glass thickness and mullion spacing can support that pressure without flexing excessively or breaking. For typical office storefronts with 1.25 inch insulated glass units and aluminum mullions on 24 inch centers, the glass rarely exceeds 3/8 inch thickness. For taller or wider spans, or for low-rise residential conversions, you may need 1/2 inch tempered glass or laminated glass with a structural silicone frame.
We build this analysis into our specification and provide it to the general contractor and structural engineer for review before you order.
Safety glazing material selection
For safety glazing locations, you have two paths: tempered glass or laminated glass. Tempered glass is faster to install, costs less per square foot, and looks clean. But if it breaks, it shatters into small, relatively harmless pebbles. Laminated glass costs more, takes longer to order, but if it cracks, the plastic interlayer holds the shards in place, preventing a fall hazard.
For entry doors and low-level vision panels in a typical office TI, tempered glass is the standard choice. For soundproof conference rooms or high-abuse areas like kitchens or bathrooms, laminated is preferred. We specify based on the tenant's use and the building's code requirements.
What testing happens before installation
Air infiltration and water resistance testing
Before the tenant moves in, we perform air infiltration testing on a representative section of your frame and sealed joints per ASTM E330 and ASTM E1105. We pressurize the frame cavity to simulate wind loads and measure how much air leaks past the gaskets, sealant, and pressure plates. The maximum allowable air leakage for a typical commercial storefront is 0.3 cubic feet per minute per square foot of frame, at a pressure of 0.3 inches of water column (roughly 6.24 psf).
We also perform water resistance testing by spraying water onto the frame at high pressure while maintaining internal pressure. We check that weep holes and drainage paths function and that no water enters the building interior or the frame cavity.
If a frame or section fails either test, we identify the failure point (usually a sealant void or a gasket that didn't seat properly), repair it, and retest. You get a test report with your warranty.
Structural silicone adhesion testing
If your system uses structural silicone at the head, sill, or mullions (rather than mechanical fasteners), we perform adhesion testing per ASTM C1521 before closing up the frame. We cut a small sample of sealant, apply tensile load, and confirm that the bond strength meets specification. This is rare in a standard TI, but necessary if you're installing high-performance curtain wall or a structural glazing system.
Timeline and coordination with your project schedule
How long does tenant improvement glazing take from spec to occupancy
Assuming specifications are locked and approved, fabrication takes roughly 4 to 6 weeks. Aluminum extrusion, frame welding, glass cutting, tempering (if required), insulated unit assembly, gasket installation, and structural sealant cure all take time. We compress this by working in parallel: we start frame welding while glass is being processed, and we assemble IGUs while frames are being finished.
On-site installation takes 2 to 4 weeks depending on linear footage and system complexity. A 2,000-square-foot office suite with standard stick-built storefronts and interior glass partitions takes roughly 10 to 15 business days of installation work. If access is constrained or other trades are still working, we extend phasing and work in windows.
Testing and final inspection add 5 to 7 business days. We perform air and water testing, repair any failures, and provide signed test reports.
Total elapsed time from locked specification to tenant occupancy is typically 10 to 14 weeks.
How do we coordinate with your general contractor and other trades
We attend job meetings and receive updated schedules weekly. We flag any conflicts: plumbing or electrical rough-in that interferes with frame placement, structural work that delays slab preparation, or other glass or storefront subcontractors working in the same space. We confirm delivery dates and dock space for our material 2 weeks before installation is scheduled to start.
Once we're on site, we have a site supervisor who communicates with the general contractor's project manager daily. We move frames in stages to avoid blocking access and coordinate breaks in our work to let other trades finish their portions.
We also phase our material delivery to match the installation schedule. Rather than delivering all frames at once and clogging the dock, we deliver frames in weekly or bi-weekly shipments as needed. This keeps your staging area clean and reduces the risk of frame damage during storage.
What tenant improvement glazing is and when you need it
Tenant improvement glazing is the glass and framing system you install when a tenant takes over an existing commercial space and builds out their own suite. You're replacing, upgrading, or installing new glass partitions, storefronts, and vision panels to match the tenant's brand, layout, and operational needs. This is different from new construction: the building's structural grid is already there. Your glazing has to fit into existing mechanical chases, coordinate with slab edges and stack joints that weren't designed with your exact dimensions in mind, and often be installed while other trades are still working above and beside you.
You trigger a TI glazing scope when a tenant signs a lease and has 90 to 180 days to open. The property manager or general contractor issues a specification, sometimes vague. The tenant's designer has already chosen a look. And your job is to land the glass in place on budget and on time without losing weeks to scope creep or material delays.
Why glazing specs matter in a TI project
A vague specification kills TI projects. "Glass and framing" doesn't tell you whether you're installing stick-built aluminum frames, unitized systems, or high-performance curtain wall. It doesn't say whether the glass is tempered, laminated, or annealed. It doesn't lock down the mullion size, the color, the insulation value, or whether you need structural silicone at the head and sill. Without this locked in early, you'll re-order, re-fabricate, and lose weeks.
Element13 works as a design-build glazing partner during the TI specification phase. Our NACC Master-Certified glaziers and design team review the space, the building code requirements, thermal load, and acoustic needs. We model the frame system, confirm mullion sizing and finish, and specify glass performance to match the building envelope requirements. Before a single sheet gets cut, you have a bill of materials and a locked installation schedule.
This approach cuts change orders and keeps tenants from opening late because glass was ordered wrong.
How Element13 approaches tenant improvement glazing
Planning and design-assist
We start with a site survey. We photograph the rough openings, measure the jamb conditions and slab details, check for plumb and level, and identify any obstacles: electrical rough-in, HVAC ducts, structural columns. We document the existing building face conditions and drainage patterns. From this, we produce a technical drawing that shows the exact frame geometry, mullion placement, hardware locations, and finish specifications.
Our in-house design team then works with your architect and general contractor to resolve conflicts before fabrication. Where the slab edge creates a head condition that doesn't work with a standard frame depth, we value engineer a solution. If the building code requires safety glazing in specific locations (entry doors, low-level vision panels), we flag it early and specify laminated or tempered glass and frame accordingly.
In-house fabrication and assembly
Once specs are locked, our fabrication crew builds the frames and glass in-house. This means no outsourcing delays, no hand-off to a third-party vendor who doesn't understand your TI timeline. We fabricate aluminum frames with your chosen finish: anodized, painted, or Kynar. We assemble insulated glass units with low-E coatings, argon gas fill, and desiccant spacers. We apply structural silicone sealant and test adhesion before frames leave the shop.
We also pre-assemble frames with gaskets, pressure plates, and thermal break materials. When your frames arrive on site, they're ready for installation, not assembly. This compresses the on-site labor window and reduces the number of days your tenant's space is disrupted.
Installation and coordination
We phase the installation around your project schedule. If other trades are still rough-framing or running mechanical, we hold our frames in a controlled environment. Once the building envelope is weather-tight and HVAC is in place, we move in and start setting frames at the rate of roughly 20 to 40 linear feet of frame per crew per day, depending on system complexity and site access.
We coordinate with general contractors and other trades daily. We flag conflicts in real-time: a plumbing vent that runs through a mullion location, a suspended ceiling that blocks our frame head clearance, electrical conduit that needs rerouting. We don't hold up your schedule waiting for answers. We propose solutions on the spot.
Testing and inspection before handoff
Before the tenant occupies the space, we perform air and water infiltration testing on sample frames and sealed joints per ASTM E330 and ASTM E1105. We pressure-test to confirm the sealant joints hold and that the frame gaskets and weep holes are functioning. If any frame fails, we identify it, repair it, and retest. You get a signed report that shows compliance.
We also perform visual inspection of all sealant bonds, mullion alignment, and hardware installation. We walk the space with the property manager and tenant, point out any touch-ups needed, and schedule them before final occupancy.
Code and safety requirements for TI glass
What code applies to glass in a tenant improvement
The building is governed by the International Building Code, adopted by the City and County of Denver. Your glazing scope falls under IBC Section 2406, which specifies safety glazing requirements in hazardous locations: entry doors, low-level vision panels within 24 inches of walking surfaces, and glass adjacent to walking surfaces. In these locations, you must use tempered or laminated glass, typically 3/8 inch or thicker.
If your TI includes glass partitions that divide office spaces, they must comply with the same safety requirements if people walk or work adjacent to them. If the space is a conference room with a full glass wall, the entire sill-to-head panel must be safety glass unless it's more than 60 inches above the floor.
Your designer or architect should flag these locations on the drawing. If they don't, our NACC glaziers will and will propose the correct material to spec before you install wrong glass and have to tear it out.
Wind load and structural requirements
Once you know the building location and height, the structural engineer calculates the design wind speed and wind pressure on the building facade. This determines the glass thickness and frame strength needed. In Centennial and the surrounding Denver metro area, basic wind speeds typically range from 85 to 100 mph, translating to roughly 15 to 25 psf of positive and negative pressure on the glass.
Our engineers use ASTM E1300 to calculate glass load resistance and confirm that your specified glass thickness and mullion spacing can support that pressure without flexing excessively or breaking. For typical office storefronts with 1.25 inch insulated glass units and aluminum mullions on 24 inch centers, the glass rarely exceeds 3/8 inch thickness. For taller or wider spans, or for low-rise residential conversions, you may need 1/2 inch tempered glass or laminated glass with a structural silicone frame.
We build this analysis into our specification and provide it to the general contractor and structural engineer for review before you order.
Safety glazing material selection
For safety glazing locations, you have two paths: tempered glass or laminated glass. Tempered glass is faster to install, costs less per square foot, and looks clean. But if it breaks, it shatters into small, relatively harmless pebbles. Laminated glass costs more, takes longer to order, but if it cracks, the plastic interlayer holds the shards in place, preventing a fall hazard.
For entry doors and low-level vision panels in a typical office TI, tempered glass is the standard choice. For soundproof conference rooms or high-abuse areas like kitchens or bathrooms, laminated is preferred. We specify based on the tenant's use and the building's code requirements.
What testing happens before installation
Air infiltration and water resistance testing
Before the tenant moves in, we perform air infiltration testing on a representative section of your frame and sealed joints per ASTM E330 and ASTM E1105. We pressurize the frame cavity to simulate wind loads and measure how much air leaks past the gaskets, sealant, and pressure plates. The maximum allowable air leakage for a typical commercial storefront is 0.3 cubic feet per minute per square foot of frame, at a pressure of 0.3 inches of water column (roughly 6.24 psf).
We also perform water resistance testing by spraying water onto the frame at high pressure while maintaining internal pressure. We check that weep holes and drainage paths function and that no water enters the building interior or the frame cavity.
If a frame or section fails either test, we identify the failure point (usually a sealant void or a gasket that didn't seat properly), repair it, and retest. You get a test report with your warranty.
Structural silicone adhesion testing
If your system uses structural silicone at the head, sill, or mullions (rather than mechanical fasteners), we perform adhesion testing per ASTM C1521 before closing up the frame. We cut a small sample of sealant, apply tensile load, and confirm that the bond strength meets specification. This is rare in a standard TI, but necessary if you're installing high-performance curtain wall or a structural glazing system.
Timeline and coordination with your project schedule
How long does tenant improvement glazing take from spec to occupancy
Assuming specifications are locked and approved, fabrication takes roughly 4 to 6 weeks. Aluminum extrusion, frame welding, glass cutting, tempering (if required), insulated unit assembly, gasket installation, and structural sealant cure all take time. We compress this by working in parallel: we start frame welding while glass is being processed, and we assemble IGUs while frames are being finished.
On-site installation takes 2 to 4 weeks depending on linear footage and system complexity. A 2,000-square-foot office suite with standard stick-built storefronts and interior glass partitions takes roughly 10 to 15 business days of installation work. If access is constrained or other trades are still working, we extend phasing and work in windows.
Testing and final inspection add 5 to 7 business days. We perform air and water testing, repair any failures, and provide signed test reports.
Total elapsed time from locked specification to tenant occupancy is typically 10 to 14 weeks.
How do we coordinate with your general contractor and other trades
We attend job meetings and receive updated schedules weekly. We flag any conflicts: plumbing or electrical rough-in that interferes with frame placement, structural work that delays slab preparation, or other glass or storefront subcontractors working in the same space. We confirm delivery dates and dock space for our material 2 weeks before installation is scheduled to start.
Once we're on site, we have a site supervisor who communicates with the general contractor's project manager daily. We move frames in stages to avoid blocking access and coordinate breaks in our work to let other trades finish their portions.
We also phase our material delivery to match the installation schedule. Rather than delivering all frames at once and clogging the dock, we deliver frames in weekly or bi-weekly shipments as needed. This keeps your staging area clean and reduces the risk of frame damage during storage.
Frequently Asked Questions
Start with a marked-up drawing from your architect or tenant designer showing all entry doors, low-level vision panels, and any glass adjacent to walking surfaces. The code (IBC Section 2406) requires safety glass in these locations. Safety glass means either tempered or laminated, at least 3/8 inch thick. For entry doors, use 3/8 inch tempered glass in a frame rated for overhead door frames. For low-level vision panels (sill height less than 24 inches above the walking surface), use 3/8 inch or 1/2 inch tempered glass, or 3/8 inch laminated if you need sound control or impact resistance. We review the drawing with your architect and confirm the location and material before we fabricate. This avoids the cost and delay of installing glass that doesn't meet code.
Your structural engineer or MEP designer should provide the design wind speed for the building. In Centennial and most of the Denver metro area, the design wind speed is 85 to 100 mph, equivalent to roughly 15 to 25 psf on the facade. We then use ASTM E1300 to calculate the glass thickness and mullion spacing needed to resist that load without breaking or excessive deflection. For a typical office storefront in our area, 1/4 inch insulated glass with 24-inch mullion spacing is standard. For larger spans, taller buildings, or exposed locations, we may specify 3/8 inch or 1/2 inch glass. We provide the calculation to the structural engineer and general contractor for their records.
Once the specification is locked, we place orders for aluminum extrusion, glass, and hardware. Standard lead times are roughly 3 to 4 weeks for extrusion and 2 to 3 weeks for processed glass (tempered, laminated, insulated units). Special finishes (like anodized or Kynar paint) add 1 to 2 weeks. We manage these in parallel so that both materials arrive within the same window, minimizing storage time on site. Rush orders are possible but come with surcharges and risk of longer on-site delays if materials arrive before the building envelope is ready. We recommend locking specifications at least 6 to 8 weeks before you want to start installation, so that all material is on hand and staged before the first crew shows up.
Rough openings in existing buildings are often 1 to 3 inches off nominal. We measure in the field and account for this in our fabrication. We make adjustable frames with expansion joints at the slab edges, or we field-cut frame members to fit the actual opening. This requires a site visit by our estimator before we quote, but it prevents surprises during installation. If the opening is wildly wrong (more than 2 to 3 inches out of plumb or level), we work with the general contractor to correct it before we install. We've seen everything from poorly shimmed walls to wrong slab thickness, and we know how to identify and flag it early.
Yes. A typical TI scope includes exterior storefronts (commercial glass contractor work) and interior glass partitions and conference room walls (glass partition installation). We handle both in a single project, with coordinated ordering, fabrication, and installation. This simplifies your general contractor's job and keeps schedules synchronized. If you have a separate storefront consultant or partition vendor, we can work alongside them. But we recommend having one glazing subcontractor for the whole scope, so one team owns the installation timeline and you have a single warranty contact.
We provide air and water infiltration test reports before final occupancy, signed by a licensed inspector. We also photograph all sealed joints, frame connections, and hardware placement. We walk the space with the tenant and property manager before handoff and address any touch-up items. We warrant our installation against defects in workmanship for 10 years, and we're backed by our union training and NACC Master Certification. If a frame fails or a seal cracks during the warranty period, we return and repair it at no cost to you. We're also DBE and EBE certified by the City and County of Denver, so our work is eligible for municipal bid requirements and prevailing wage compliance.
When Glass Door Problems Can't Wait Contact Element13
Your building's glass front entrance doors handle hundreds of entries daily. When they fail, have cracked glass, broken closers, or hardware that won't engage, it's not just inconvenient, it's a security risk. Property managers and general contractors know that entrance problems reflect poorly on the entire building and create liability concerns.
