Portland Metro · Oregon
Commercial Drywall Services in Portland, OR
Residential-first drywall contractor considering select small commercial scopes.
Residential drywall is our primary focus. We also consider select small commercial drywall projects up to 20,000 square feet and 20 feet in height, subject to individual review. Send your location, plans and proposed scope to discuss installation, taping, Level 4 or Level 5 finishing and texture work.
What commercial drywall services really involves
Small commercial projects up to 20,000 square feet and 20 feet in height are considered individually; both limits apply. Acceptance depends on scope, location, duration, materials, scheduling, staffing and project economics. School and hospital projects are not accepted.
Owner-operated drywall work, with additional help hired as needed. Scope, access and proposed work sequence are reviewed before scheduling.
Materials skew heavier for commercial: metal stud framing, 5/8" fire-rated board on rated assemblies, sound-attenuating detailing at demising walls, seismic bracing in ceiling grids where required. Our finish standard is Level 4 as default, Level 5 in class-A office and lobby areas.
What we cover under commercial drywall
Tenant improvement (TI) drywall
Demising walls, ceiling patches, wall reconfigurations for new tenants — often on tight timelines.
Retail drywall
Select small retail repair and fit-out scopes reviewed against the commercial project limits.
Small service-space drywall
Drywall repair and finishing for qualifying small business spaces, based on the specified plans.
Office build-outs
Class-A office demising walls, ceiling grid patching and Level 5 lobby walls.
Warehouse office build-outs
Small office/mezzanine build-outs inside industrial warehouses.
Post-lease turnover
Full patch, texture and paint between tenants — priced per unit or per square foot.
Seismic ceiling detailing
Ceiling grid seismic bracing and drywall soffit detailing per code.
Our process
The same repeatable process on every commercial drywall job — no surprises, no hand-offs.
- 01
Scope + schedule
Written scope and proposed schedule reviewed against project requirements.
- 02
Insurance and COIs
Certificates of insurance issued to your building or ownership entity before mobilization.
- 03
Layout and framing coordination
Metal stud framing coordinated with electrical, HVAC and low-voltage rough-ins.
- 04
Hang and detail
5/8" board on rated assemblies, sound detailing at demising walls, corner protection where impact is likely.
- 05
Level 4 or Level 5 finish
Standard Level 4; Level 5 in class-A office and lobby areas.
- 06
Texture and paint
Smooth or light-texture, commercial-grade paint scrubbable to spec.
- 07
Turnover walk
Walkthrough with your PM or GC to identify remaining items and coordinate closeout.
Why choose Aesthetic Construction
Small commercial inquiries in Portland, Beaverton, Hillsboro, Tigard and surrounding Oregon communities are reviewed by location, scope and access. Residential work remains our primary focus; no school, hospital or large institutional projects are accepted.
- Owner involvement and scope-based scheduling for qualifying small projects.
- COI and W-9 available. Additional GC documentation and lien waivers are reviewed against project requirements and appropriate forms or guidance.
- Framing and drywall scope reviewed together before pricing.
- Level 5 finish capability for class-A lobbies.
- Proposed turnover timing reviewed with the drywall scope.
- Licensed, bonded, insured — Oregon CCB #252320.
What you get
- Phasing and access reviewed around tenant operations.
- Turnover priorities discussed before scheduling.
- One accountable trade for framing, drywall and paint.
- Class-A finish quality in class-A spaces.
Frequently asked questions
Do you work nights and weekends for occupied buildings?
After-hours and weekend work may be available by prior arrangement, depending on project requirements, scheduling, and crew availability.
Can you provide a Certificate of Insurance?
Yes — commercial general liability insurance is in place and a COI can be provided. Requested coverage limits and endorsements must be reviewed; Additional Insured status is subject to policy terms and insurer approval.
Do you handle metal stud framing?
Metal stud framing can be reviewed with the drywall scope for qualifying small projects. See our Metal Stud Framing page.
Can you finish to Level 5?
Yes — Level 4 and Level 5 finishing are offered for qualifying small commercial spaces according to the specified finish requirements.
How is commercial drywall priced?
Pricing is reviewed against the plans, materials, finish level and access for qualifying small projects. Send your scope and proposed schedule to request an estimate.
Do you work with GCs and PMs?
General contractors and property managers can submit qualifying small commercial scopes for individual review.
Do you handle seismic ceiling detailing?
Yes — where drywall soffits interact with ceiling grid, we coordinate with the grid installer for correct seismic detailing.
How fast can you mobilize on a commercial job?
Project start dates are confirmed after reviewing scope, material availability, scheduling, and crew requirements.
Related services
Office Drywall Installation
Select small-office drywall projects, with scope and scheduling reviewed individually.
View detailsMetal Stud Framing
Residential interior framing and select small commercial drywall scopes.
View detailsNew Construction Drywall
Residential new-construction drywall — hanging, taping, Level 4 and Level 5 finishing.
View detailsFire-Rated Drywall Installation
Type X and Type C 5/8" on garage walls, ADU separations, multi-family and commercial assemblies.
View detailsCommercial Drywall Services across the Portland metro
Residential drywall is our primary focus. Select small-office, retail and tenant-repair scopes in Portland and other Oregon communities may be considered up to 20,000 square feet and 20 feet in height. Both limits apply; scope, location, duration, materials, scheduling, staffing and economics determine whether a project is a fit. School and hospital projects are not accepted.
Commercial finishing quality is judged against the GA-214 ("Levels of Finish") standard. Most Portland TI specs call for Level 4 on painted walls and Level 5 on walls that will take critical lighting or a high-gloss enamel. We offer Level 4 and Level 5 finishing according to the specified project requirements. Installation follows the plans and applicable assembly requirements; inspection outcomes depend on the complete work and reviewing authority.
Neighborhood examples
Small Portland office scopes
Potential partition repairs and refinishing, subject to scope, height, access and scheduling review.
Central Eastside creative offices
Open-ceiling exposed-structure spaces with painted deck and demising wall drywall to Level 5.
Beaverton & Hillsboro small offices
Potential small-office partitions and finishing scopes reviewed against the commercial area and height limits.
Sunset Corridor flex-space
Select small business-space repairs and partitions, with assemblies installed to project specifications.
Small retail interiors
Potential retail wall and ceiling repair scopes evaluated before scheduling.
Residential-style business interiors
Potential drywall finishing and repair scopes for qualifying small spaces, not school or hospital projects.
Common causes
Tenant turnover
Suite handover between tenants triggers demo, re-partition and refinish scopes on tight timelines.
Growth-driven expansion
Companies adding conference rooms, private offices or open-plan expansions.
Code-driven upgrades
Fire-rating updates, ADA reconfigurations, or seismic bracing that requires new drywall assemblies.
Damage or leak repairs
Commercial water events and impact damage that need business-hours-off scheduling.
Rebrand and refresh
Retail and office refreshes tied to marketing timelines rather than lease events.
Warning signs to watch for
- Peeling tape on demising walls
- Cracks along drywall/column interfaces
- Water staining from HVAC or roof issues
- Loose or missing corner bead on high-traffic corners
- Fire-rated assemblies with visible penetrations or missing fire caulk
- Substandard finish level showing under wall-washer lighting
Repair & scope options
We match the scope to what the wall or ceiling actually needs — not a one-size solution.
Punch-list finishing
Post-GC finish work — final skim, patch, sand and prime before the tenant's paint contractor.
Select small TI drywall scopes
Framing, board, taping and finishing requirements reviewed together for qualifying small projects.
Demising and fire-rated assemblies
1-hour, 2-hour and party-wall assemblies built to UL listings with proper firestopping.
Sound-rated partitions
Acoustic drywall installation for qualifying small-office partitions according to the specified plans and assembly requirements.
Impact/repair maintenance
Potential small-property repair scopes — hallway dings, corner repairs and ceiling patches, reviewed with access requirements.
Inside our process
Every step explained — what we do, why we do it, and what it prevents down the road.
- STEP 01
Pre-bid walk & plan review
We walk the site, review plans and spec, and flag scope gaps before pricing — scope changes reviewed before additional work is agreed.
- STEP 02
Written scope aligned to drawings
Every quote references the sheet, detail and spec section the scope covers.
- STEP 03
Coordinated framing
Metal-stud framing to plan, aligned with MEP roughs before board goes on.
- STEP 04
Assembly-correct board
Fire-rated, sound-rated and moisture-resistant board specified per the drawing set, not defaulted.
- STEP 05
Level-specific finish
Level 4 on standard walls, Level 5 where called — verified before hand-off to paint.
- STEP 06
Punch-list closeout
Walkthrough with GC or PM to record remaining items and coordinate their timing.
Materials & products
USG Sheetrock, CertainTeed, National Gypsum, Sherwin-Williams and professional finishing products, specified per application — never defaulted.
USG Sheetrock Firecode X (5/8" Type X)
Standard for 1-hour and 2-hour rated assemblies.
CertainTeed ProRoc Type X & Type C
For rated shaftwall, area separations and stairwells.
National Gypsum Gold Bond eXP Sheathing
For exterior soffits and behind-wet-wall applications.
USG Sheetrock Mold Tough & AirRenew
For qualifying small interiors where moisture-resistant drywall is specified.
USG Sheetrock UltraLight
Standard interior partition board for TI.
USG Structo-Crete cement board
For wet-wall backer in commercial restrooms and shower rooms.
Sherwin-Williams ProIndustrial primers and paints
Interior painting as scoped, or Level 4 or Level 5 finishing ready for the agreed painting handoff.
Drywall subcontracting for contractors and builders
Discuss your project location, drawings and drywall scope with Aesthetic Construction to request a subcontracting quote.
- Commercial general liability insurance in place; COI available. Additional Insured status is subject to policy terms and insurer approval.
- Project drawings, proposed sequence and documentation requirements reviewed before quoting
- Level 4 and Level 5 finishing according to project requirements
- Fire-rated and acoustic drywall installed to specified plans and applicable assembly requirements
Common commercial drywall scope mistakes
The shortcuts we see most often — and what happens when they don't hold up.
Skipping firestopping at rated wall penetrations
A single missed penetration fails inspection and voids the assembly rating.
Wrong screw pattern on fire-rated board
Fire assemblies require specific screw spacing — off-spec fastening voids the listing.
Sound-rated walls with hard connections
Rigid framing bridges the STC assembly and destroys the sound rating.
Level 4 quoted, Level 3 delivered
Common with under-priced bids; wall-washers expose it immediately.
Improper substrate in wet walls
Standard drywall in a commercial restroom will fail — cement board or Mold Tough only.
Maintenance tips
- Inspect corner bead in high-traffic areas quarterly
- Log any water stains for immediate root-cause investigation
- Repaint high-traffic walls every 3–5 years
- Check firestopping around new penetrations after any MEP change
- Address hairline seam cracks before wall-washer lighting exposes them
When to call a professional
- You're planning a tenant improvement build-out
- You need a bid on framing + board + finish for a commercial suite
- You have a property-management repair scope across multiple suites
- You have a small retail or office drywall scope within the commercial project limits
- You need off-hours drywall work in a tenant-occupied building
More frequently asked questions
What commercial insurance documentation can you provide?
Commercial general liability insurance is in place and a COI can be provided. Additional Insured status is subject to policy terms and insurer approval. Other GC insurance and documentation requirements must be reviewed individually.
Can you provide bid comparisons for GCs?
Yes. We provide line-item bids that map to the drawing set and CSI codes so GCs can compare apples to apples.
Do you build UL-listed fire-rated assemblies?
Yes — 1-hour, 2-hour and shaftwall assemblies to specific UL designs called on the drawings.
Can you install acoustic drywall partitions for small offices?
Acoustic drywall assemblies are installed according to specified plans and applicable assembly requirements. Achieved performance depends on the complete assembly and site conditions.
How do you handle change orders?
In writing, with a scope and cost delta, signed before work proceeds. We don't do verbal change orders.
What size projects do you take?
Small commercial projects up to 20,000 square feet and 20 feet in height are considered individually; both limits apply. Acceptance depends on scope, location, duration, materials, scheduling, staffing and project economics. School and hospital projects are not accepted. We are owner-operated, with help hired as needed.
How is project labor coordinated?
The owner works directly on projects. Additional labor or independent crews may be coordinated for framing, board, finish and, where scoped, prime and paint, depending on project requirements and availability.
Select small commercial drywall projects
Residential-first drywall expertise, with select small commercial scopes reviewed individually. Send us your drawings — we’ll respond to inquiries received during business hours the same business day and discuss the timing of your written estimate.
Oregon CCB #252320 · Portland Metro Area · Written itemized estimates on every job.
For Builders & General Contractors
Drywall subcontracting for new construction and small commercial projects
Hanging, taping, mudding, Level 4 and Level 5 finishing, texture and interior painting — with reliable scheduling, professional communication and clean jobsites. Licensed, bonded and insured · Oregon CCB #252320.
COI and W-9 available on request.
Discuss your drywall subcontracting project
Written, itemized and no obligation. We respond to estimate inquiries received during business hours the same business day. Written-estimate timing depends on project scope and any required assessment.
Oregon CCB #252320. Fully insured on every project. Certificates on request.
Available across the Portland metro
Commercial Drywall is available in every city we serve.