Commercial General Contractor in Lake Oswego, OR
Modern Northwest builds commercial projects in Lake Oswego: retail and cafe build-outs, office and clinic suites, and repairs to the buildings around them. Our most recent job here is the Thirsty Caterpillar bookstore and cafe at Mercantile Village.
A lot of commercial work in Lake Oswego happens inside existing shopping centers and office buildings, refitting space for the next tenant. That is the kind of work we do: getting a landlord’s shell ready, building out the tenant’s space, and fixing the parts of an older building that have worn out, while the rest of the center stays open.
One project manager runs your job from the first walkthrough to the final inspection. See all of our commercial construction services.
Our work in Lake Oswego
Every job listed here has a Lake Oswego street address in our project records.
- Mercantile Village landlord work. 4200 Mercantile Dr. The shell work that got the space ready, run as construction manager at risk, December 2025 to March 2026.
- Thirsty Caterpillar. 4200 Mercantile Dr. A 3,790 square foot bookstore and cafe that serves coffee and wine, finished May 2026. Project manager Allen Murray. See the project.
- A professional office center. 15800 Boones Ferry Rd. Three steel stair cases removed and replaced with concrete landings and treads, September to December 2024.
Permits for a Lake Oswego commercial project
Commercial work inside Lake Oswego city limits is permitted by the City of Lake Oswego. A building plans examiner does the initial plan review, and the city lists commercial structural and commercial mechanical permits at roughly 4 to 6 weeks for the first review. Corrections add more rounds, so we submit a complete set and plan the start date around that first review instead of hoping it comes back fast.
Trees come first
Lake Oswego has its own tree rules. If a project removes a tree, the city requires a tree cutting permit from the Planning Department before the building permit moves forward. That covers work like a new entry, a parking change or an addition that reaches a tree. Tree permits go through the city’s Permit Center or by email to the Planning Department, and they have their own review. We walk the site for trees at the start so the tree permit runs alongside design, not after it.
Landlord work and tenant work
In a shopping center, the space often needs work before the tenant’s build-out can start. At Mercantile Village the landlord’s shell work ran first, under a CMAR contract, then we built Thirsty Caterpillar’s space. Separating the two scopes clearly is how you avoid paying twice for the same wall, and it is something we sort out at the first walkthrough.
City permit facts on this page come from the City of Lake Oswego website, checked November 2026. Review times change, so we confirm yours with the city.
What we build in Lake Oswego
Retail and Cafe Build-Outs
Shopping-center suites like Mercantile Village, where the landlord and the tenant each have their own scope.
Learn moreTenant Improvements
Office, clinic and retail suites fitted out for the next tenant.
Learn moreOffice Build-Outs
Professional offices for the firms that lease space in Lake Oswego's office centers.
Learn moreCommercial Remodeling
Repairs and upgrades to existing buildings, from stairs and landings to lobbies.
Learn moreHealthcare
Medical, dental and wellness offices that need more plumbing and power than a regular suite.
Learn morePreconstruction and CMAR
Builder input and a guaranteed maximum price while your architect designs.
Learn moreFrequently asked questions
Who issues commercial building permits in Lake Oswego?
The City of Lake Oswego. A building plans examiner does the initial plan review. The city lists commercial structural and commercial mechanical permits at about 4 to 6 weeks for the first review.
Do I need a tree permit before a commercial project in Lake Oswego?
If the project removes a tree, yes. Lake Oswego requires a tree cutting permit from the Planning Department first, and the building permit follows. We check the site for trees at the walkthrough so it does not surprise the schedule.
What have you built in Lake Oswego?
The 3,790 square foot Thirsty Caterpillar bookstore and cafe at Mercantile Village, plus the landlord work that got the space ready, and the replacement of three steel stair cases at a professional office center on Boones Ferry Road.
What is CMAR and why did you use it at Mercantile Village?
Construction manager at risk: the owner keeps their own architect, we join early to price and plan, then commit to a guaranteed maximum price. The landlord work at Mercantile Village ran that way, ahead of the tenant build-out.
Are you licensed in Oregon?
Yes. Oregon CCB #198582, Commercial General Contractor Level 2, bonded and insured.
Start with a walkthrough
Send us the address and tell us what the space needs to become. We will walk it with you, check for trees and landlord scope, and give you a real budget and a schedule built around the city’s review time.
Building nearby? See Portland, Beaverton and Washington County or Gresham and East County.
Building in Lake Oswego?
Get a real estimate from a commercial contractor who has built here. Call (360) 326-2747 or request a free consultation.
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