Portland Metro · Oregon
Commercial Drywall Services in Portland, OR
Retail, medical, office and TI drywall — off-hour schedules, on-time turnovers.
Commercial drywall runs on schedule. We build demising walls, patch ceilings and turn spaces on nights, weekends and holidays so tenants stay open and property managers hit turnover dates.
What commercial drywall services really involves
Commercial drywall in Portland spans a wide range of scopes: retail-corridor tenant improvements, medical and dental clinics, office demising walls, warehouse-office build-outs, and post-lease turnover patch-and-paint. What links them is schedule pressure — most commercial jobs have to happen without shutting the space down and have to hit a hard date.
We staff commercial jobs with crews used to phased and off-hour work: night shifts for occupied retail, weekend crews for medical, coordinated day-only work when a building is empty. Every job is priced against a schedule, not just a scope, and we hold to both.
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
Store build-outs and turnover patch/paint for Cedar Hills Crossing, Bridgeport Village and other centers.
Medical and dental clinic drywall
Impact-resistant board, cleanable finishes, phased work to keep clinics operating.
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 tied to a fixed schedule with off-hour windows when needed.
- 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
Punch-list closed on-site with your PM or GC — clean, dust-controlled handoff.
Why choose Aesthetic Construction
We work commercial across the Portland metro — retail centers like Cedar Hills Crossing, Bridgeport Village and Progress Ridge; medical corridors around Providence, OHSU and Legacy campuses; office parks along SW Nimbus, Kruse Way and Beaverton-Hillsdale Highway; and warehouse office build-outs in Rivergate and the east-side industrial belt.
- Off-hour crews for occupied buildings.
- COIs, waivers, W9 and lien docs handled without back-and-forth.
- Metal stud framing and drywall in one crew.
- Level 5 finish capability for class-A lobbies.
- On-schedule turnover — priced against a date, not just a scope.
- Licensed, bonded, insured — Oregon CCB #252320.
What you get
- Tenants stay open through construction.
- Turnovers hit their date.
- 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?
Yes — retail and medical work is often scheduled evenings, weekends or holidays to keep the tenant open. Pricing reflects the shift.
Can you provide a Certificate of Insurance?
Yes — COIs issued to your building, ownership entity and GC before we mobilize. Standard limits or higher on request.
Do you handle metal stud framing?
Yes — see our Metal Stud Framing page. Framing and drywall by the same crew keeps the schedule tight.
Can you finish to Level 5?
Yes — we finish to Level 5 in class-A office lobbies, medical corridors and any accent-lit commercial space.
How is commercial drywall priced?
Small TIs are typically flat-bid; larger commercial projects are unit-priced or hard-bid. We handle both formats.
Do you work with GCs and PMs?
Yes — we sub to Portland-area GCs on TIs and turnovers, and work directly for property management companies on portfolio patch-and-paint.
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?
Small TIs and turnovers can usually mobilize within 5–10 business days. Larger projects are scheduled off the bid.
Related services
Office Drywall Installation
Private offices, conference rooms and open-office build-outs — clean, quiet, on schedule.
View detailsMetal Stud Framing
Commercial demising walls, soffits and ceiling grid backing — straight, plumb, on schedule.
View detailsNew Construction Drywall
Full-house rock, tape, texture and paint for single-family, ADU and small multi-family.
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
Portland's commercial drywall market is defined by three things: tenant-improvement (TI) turnover in downtown, the Lloyd District and the Central Eastside; light-industrial and flex space along the Sunset and I-5 corridors; and healthcare and education build-outs across the metro. Each has its own code, insurance, schedule and finish-level requirements. We work directly with general contractors, property managers and end tenants, and we're comfortable running a scope on a $200,000 TI or a single suite refresh with equal discipline.
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 finish to the spec on the drawings — not the spec that's easiest for the crew — and we sign off inspections without punch-list drama.
Neighborhood examples
Downtown & Pearl District TI
Suite build-outs on tight elevator schedules, evening/weekend noise windows, and coordinated with building engineers.
Central Eastside creative offices
Open-ceiling exposed-structure spaces with painted deck and demising wall drywall to Level 5.
Beaverton, Hillsboro tech campuses
Multi-suite tenant improvements on Silicon Forest corridors — full framing, board and finish scopes.
Sunset Corridor flex-space
Warehouse-to-office conversions with fire-rated demising walls and sound-rated conference rooms.
Lloyd District & Convention Center
Retail and food-service build-outs on landlord milestone schedules.
Healthcare & clinic build-outs
Level 5 finishes, mold-resistant substrates and fire-rated assemblies per code.
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.
Full TI framing + board + finish
Metal-stud framing, boarding, taping and finishing on a single-contract basis.
Demising and fire-rated assemblies
1-hour, 2-hour and party-wall assemblies built to UL listings with proper firestopping.
Sound-rated partitions
STC-rated wall assemblies for conference, medical and legal suites — mineral wool, resilient channel, double board.
Impact/repair maintenance
On-call scope for property managers — hallway dings, corner repairs, ceiling patches on off-hours.
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 — no change-order ambush later.
- 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
Walk-through with GC or PM; punch items addressed same or next day, sign-off in writing.
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 medical, restaurant and gym build-outs where moisture and IAQ matter.
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
Commercial-grade coatings applied by our crews or handed off with a clean Level 4 or 5 finish.
Why homeowners choose Aesthetic Construction
The details other crews cut are the details that make our work last through Portland's wet seasons and daily wear. Here's what you get on every job.
- Fully insured for commercial work — additional insured on request
- Comfortable running on GC schedules and TI milestone billing
- Level 4 and Level 5 finishes to GA-214 spec, not our interpretation
- Off-hours and weekend crews available for tenant-occupied buildings
- Fire-rated and sound-rated assemblies built to the listed UL numbers
Common mistakes homeowners make
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're building out a healthcare, education or restaurant space
- You need off-hours drywall work in a tenant-occupied building
More frequently asked questions
Do you carry commercial insurance and workers' comp?
Yes — general liability, auto and Oregon workers' comp. Certificates and additional insured endorsements available on request.
Do you work off-hours in occupied buildings?
Yes. Nights and weekends are common for suite work in occupied buildings; we coordinate elevator and freight access with property management.
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 handle sound-rated partitions for legal and medical suites?
Yes — STC-rated assemblies with resilient channel, mineral wool and double-layer board as required.
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?
From single-suite repair scopes to $500K+ TI packages. We staff and schedule to match project scale.
Do you self-perform metal-stud framing?
Yes — framing, board, finish and, where scoped, prime and paint are all self-performed.
Commercial-grade drywall, on schedule
TI build-outs, rated assemblies, tenant repair packages — bid to spec, delivered on plan. Send us your drawings for a same-week estimate.
Oregon CCB #252320 · Portland Metro Area · Written itemized estimates on every job.
Request a free commercial drywall estimate
Written, itemized and no obligation. Reply times average under 24 hours on weekdays.
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.