Siena Construction recently completed a white-box renovation within a multi-facility, mixed-use campus in Cambridge. Designed by Genesis, the project included demolition of a 22,500 SF tenant suite and delivery of a clean, spec-ready space positioned for future tenancy.

Siena’s team removed existing MEP systems and finishes from a previously occupied lab, office areas, elevator lobby, corridors, and support spaces. The build-back included new finishes such as painting, lighting, and fire alarm upgrades. HVAC slab openings were made safe and left in place, while plumbing cores were fully infilled. This created a streamlined, flexible environment ready for customization.

White-box construction allows building owners and prospective tenants to focus on potential rather than constraints. By stripping a space down to its essentials, teams can better visualize future layouts without being distracted by existing conditions or prior fit-outs. Siena Project Manager Jess Baccari shared several key strategies for maximizing value in white-box projects:

⌛ Schedule – Debris removal can quickly become a bottleneck during demolition. When lease timing is critical, incorporating multiple shifts – both standard and off-hours – can help keep projects on track.

💲 Costs – White-box budgets often fluctuate based on the condition of previously concealed conditions. Preconstruction is the ideal time to evaluate these unknowns – especially where materials meet and transitions become visible for the first time. Early assessment helps establish a more accurate and realistic budget.

Key questions to consider:

❓ How will the underside of the deck appear after years out of view?
❓ Should MEP systems and deck surfaces be painted for a cohesive finish, or simply cleared of unused infrastructure?
❓ What is the condition of exterior and core walls above the ceiling line?
❓ Will slabs be infilled after MEP removal?
❓ Will ductwork and pipes be demolished above or below the slab?
❓ What is the impact on window shades and sills once walls are removed?

“Siena’s team brings the expertise and insight needed to support our clients’ budget, schedule, and material decisions,” said Jess. “Clear communication upfront allows us to target investigations and deliver spaces that are spec-ready and attractive to future tenants.” Before the start of design, Siena reviews a checklist of scope questions with the owner in order to avoid unforeseen scope issues.

A strategic, collaborative white-box approach between CM, owner, and design team turns existing space into a market-ready asset – accelerating leasing potential while reducing uncertainty for both owners and tenants.