Renovations for property managers, facility managers and businesses, scheduled around your operations, documented every day and run by one project manager.
How we're different
Your project manager answers to you, the owner and the building, from bid to closeout.
After-hours, weekend and phased work planned around how your building runs.
Written updates and photo logs every working day, ready to forward to owners.
Permits, certificates of insurance and building approvals before we start.
Line-by-line scope and pricing, with change orders only in writing.
Commercial work runs on schedules, approvals and paperwork. One project manager owns all three, so you're never chasing trades or updates.
Who we work with
Unit renovations, common areas and capital projects across your portfolio, with one contact and documentation you can send to owners.
Renovations that keep the building running: phased schedules, after-hours work, clean sites and a daily report you don't have to ask for.
Office and storefront build-outs finished for your move-in or opening day, with approvals from your landlord handled for you.
What we build
Six kinds of projects, each planned around the people who use the building. See our commercial projects.
Office renovations and build-outs in Collegeville, King of Prussia and across Montgomery County: private offices, open workspaces, conference rooms and break rooms, built in phases so your team keeps working.
Build-outs for new tenants across Montgomery County, from an empty shell to move-in ready, scheduled around the lease date.
Storefront renovations and retail build-outs, from downtown Pottstown and Philadelphia to suburban shopping centers: sales floors, fitting rooms, counters and storefront glass, finished before opening day.
Apartment renovations in Pottstown, King of Prussia and nearby: unit interiors, hallways, lobbies and amenity spaces, renovated unit by unit while residents stay.
Commercial restroom renovations for offices, stores and apartment buildings across Montgomery County: partitions, fixtures, tile, lighting and ventilation, phased so the building is never without a working restroom.
Commercial sidewalk repair across Montgomery County, plus concrete pads, masonry, stucco and facade repairs that keep water out and entrances safe.
Scheduling
Pick a building type to see an example week: when the space is in use, and when our crews do the work.
What we coordinate
Daily reports
Drag through a sample after-hours office renovation. Every working day you get a written report and dated photos you can forward to owners or tenants.
Daily report · Sample
Office Renovation, 2nd Floor
Mon, Apr 5
Day 1
Paperwork, handled
Commercial permits in Pennsylvania are issued under the Uniform Construction Code by your township, borough or a third-party code agency. Many commercial projects need drawings from a licensed architect or engineer; we coordinate with design professionals when needed, submit the permit and schedule every inspection.
We send certificates of insurance to you, your landlord or building management before work starts, and can name additional insureds on request.
Plan approvals, elevator and loading-dock reservations, after-hours access and building rules are confirmed in writing before we schedule a single shift.
Before work starts
Transparent bids
Tap a principle to see where it shows up on a sample bid.
Sample bid · Not a quote
Fox & Fern Property Services
| Line item | What's included | Pricing |
|---|---|---|
| Protection & cleanup | Floor and wall protection, dust barriers, nightly cleanup | Fixed |
| After-hours scheduling | Work windows agreed in writing and priced into the bid | Fixed |
| Demolition | Remove partitions, ceilings and flooring; haul away | Fixed |
| Framing & drywall | New walls, door openings and finishing | Fixed |
| Electrical | Circuits and devices; coordination with your IT/AV vendor | Fixed |
| Ceilings & lighting | Acoustic ceiling grid and LED fixtures | Allowance |
| Flooring | Carpet tile or luxury vinyl | Allowance |
| Glass & doors | Office front glass, doors and hardware | Allowance |
| Permits & inspections | Building permit and every required inspection | Included |
| Project management | Dedicated project manager, daily reports, photo log | Included |
| Closeout package | Warranties, product data, punch-list sign-off | Included |
| Payment terms | Schedule written into the bid | Written |
| Change orders | Only by written, approved change order | Signed |
Bids are prepared after a site walk. This sample shows how a bid is organized, not what your project will cost.
Questions
Yes. We schedule loud and disruptive work outside your operating hours, on evenings, weekends or in phases, and agree the work windows in writing before we start.
Yes. We send certificates of insurance to you, your landlord or building management before work begins, and can name additional insureds on request.
Most do. Commercial permits in Pennsylvania are issued under the Uniform Construction Code, and many projects need drawings from a licensed architect or engineer. We coordinate the drawings, submit the permit and schedule inspections.
A tenant improvement, or fit-out, is the work that turns a leased space into one ready for a specific tenant: walls, ceilings, lighting, flooring and finishes. The lease usually spells out what the landlord provides and what the tenant pays for.
A tenant improvement (TI) allowance is money the landlord puts toward building out your space, often stated per square foot in the lease. What it can pay for, and when it is paid out, depends on your lease. Our itemized bid shows each line separately, so you and your landlord can see which costs the allowance covers.
Yes. You get one point of contact across your portfolio, and each property has its own project folder with daily reports and photos.
We phase the work by zone, set up dust barriers, keep exits and restrooms available, clean common areas before you open and schedule noisy work outside occupied hours.
Yes. Turnovers, building repairs and maintenance agreements are covered on our repairs & maintenance page.
Where we work
From office parks in King of Prussia and Collegeville to downtown storefronts in Pottstown and Philadelphia, our Linfield office keeps commercial projects close.
King of Prussia · Collegeville · Pottstown · Royersford · Limerick · Linfield · Willow Grove · Bryn Mawr
Philadelphia · Boyertown
Explore more
We'll walk the site, learn your operating hours and send an itemized bid.