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Black Lotus HVAC + Electrical (206) 200-9134
Service · Light commercial HVAC in Seattle

Light commercial HVAC in Seattle.

We focus on light commercial work: tenant improvements, small offices (under 10,000 sq ft), retail buildouts, restaurants, and small medical/professional spaces. We're sized for jobs that need fast turn and tight permit coordination. Off-hours install on every occupied space. Dust containment, tenant communication, and daily progress reports are standard. Permits and inspections handled in-house, including DCI + L&I coordination.

Call (206) 200-9134 → Get a free quote
// LIGHT COMMERCIAL TI OFFICE · RETAIL · F&B
Project consult Free
Off-hours install Standard on occupied
Permit handling Included
Service area King · Pierce · Snoho
TI specialty Office · Retail · F&B
What drives the price

Equipment class, TI scope, permits, occupied-space install.

  1. 01

    Equipment class

    Light commercial RTUs vs split systems vs VRF. We focus on the first two.

  2. 02

    TI scope

    Existing ductwork + electrical condition. Most TIs reuse, some need new runs.

  3. 03

    Permits + inspections

    Commercial work is more permit-heavy. We handle Seattle DCI + L&I coordination.

  4. 04

    Occupied space install

    Off-hours work, dust containment, tenant communication. We have a playbook.

We do NOT chase 100-ton rooftop jobs. Tenant improvements and small commercial are our sweet spot.

Light commercial focus

We focus on light commercialtenant improvements, small office, retail, F&B.

We don't chase 100-ton rooftop jobs. We focus on light commercial: tenant improvements, small offices (under 10,000 sq ft), retail buildouts, restaurants, and small medical/professional spaces. We're sized for jobs that need fast turn and tight permit coordination.

Off-hours install on every occupied space. We work nights and weekends to avoid tenant disruption. Dust containment, tenant communication, and daily progress reports are standard.

Permits and inspections are heavier in commercial. We handle Seattle DCI + L&I coordination, mechanical permits, and energy compliance docs. That cost is in the quote, never billed separately.

Get your light commercial hvac quote in 24 to 48 hours.

Free on-site evaluation. Master electrician on every consult. No high-pressure sales. We answer Mon-Sun, 7 AM to 8 PM.

Request a quote → Call (206) 200-9134
From first call to final walkthrough

How a light commercial hvac with us goes.

Our process is built around making decisions easy, not pressuring you to make them today. Here's what every Black Lotus install looks like.

See the full process →
  1. 01

    Day 0Schedule.

    You call. We answer. A technician is introduced by name and a two-hour window is confirmed.

  2. 02

    Day 1Consult.

    On-site evaluation, Manual J load calc where applicable, panel + ductwork check, install photos. Written estimate in 24 to 48 hours.

  3. 03

    Day 2-4Approve.

    You pick your option. We pull permits, register warranties, lock in your install date and PSE rebate paperwork.

  4. 04

    Day 5-7Install.

    Full walkthrough before we touch a wire. Combustion analysis if any gas equipment remains, startup, full system test.

  5. 05

    AfterSatisfied.

    Walkthrough at the end. Anything you flag, we fix. Final payment only after sign-off. Warranty starts now.

Equipment lines we install

Commercial equipment we install.

Carrier WeatherExpert RTU
Workhorse
Capacity 3-12.5 ton

Light commercial rooftop unit. Our default for small office and retail. High-efficiency option (EER 14+) qualifies for some commercial rebates.

Capacity 3-12.5 ton
EER 11-14
Warranty 10 yrs parts
Mitsubishi VRF City Multi
Premium
Capacity 6-30 ton

Variable refrigerant flow for multi-zone offices and restaurants. Quiet, efficient, simultaneous heating and cooling per zone.

Zones Up to 50
COP 4.5+
Warranty 10 yrs comp
Daikin VRV
Premium alt
Capacity 6-30 ton

Alternative VRF system. Strong fit for retrofits where Mitsubishi line set routing doesn't pencil.

Zones Up to 64
COP 4.2+
Warranty 10 yrs comp
Why homeowners pick us

Three operational choices that change how the install lands.

Real Manual J load calculations.

We don't quote from square footage. Every system is sized from a measured load calculation accounting for insulation, windows, orientation, and air sealing. Oversized equipment is the most common failure mode we see on competitor installs.

In-house electrical.

HVAC and electrical under one roof. No subcontractor coordination, no second permit, no surprise add-ons after the gas guy leaves. If your panel needs work, we do it with the same crew on the same week.

Final payment after walkthrough.

You sign off after we walk the install with you. Anything you flag, we fix. Your money clears only after you say it's right. That clause is in writing on every install.

"

Black Lotus might not currently have the marketing chops of the bigger outfits, it's worth giving them a meeting. We're glad we did. They charged us 1/2 of other bids I had gotten.

Anna Chen · Local Guide · 132 reviews · Verified Google review

Common scenarios

Common commercial scenarios.

Tenant improvement (office).

New tenant moving into 3,000-8,000 sq ft. RTU evaluation, ductwork rework, controls upgrade. Typical scope 1-3 weeks.

Restaurant or F&B buildout.

Make-up air, hood interlock, refrigeration condenser placement. Permit-heavy. We coordinate with the kitchen consultant.

Small medical or dental.

Filtration spec (MERV 13+) and dedicated outdoor air for treatment rooms. We work with the suite consultant on the spec.

Common questions before you call

Quick answers before you call.

01 /

How long does a typical commercial TI take?

+
Office: 1 to 3 weeks. Restaurant: 3 to 6 weeks (permit-heavy). Retail: 1 to 2 weeks. We provide a written schedule with the quote.
02 /

Do you work off-hours?

+
Yes, standard on every occupied-space project. Nights, weekends, before opening. Daily progress reports + dust containment.
03 /

Can you handle DCI + L&I permits?

+
Yes, in-house. Mechanical permits, energy compliance docs, inspection coordination. Cost is in the quote, never billed separately.
04 /

Do you do roof penetrations?

+
Yes. Coordinated with the building roofer. We pull the roofing permit if needed.
05 /

Do you handle maintenance contracts for commercial?

+
Yes. Tiered commercial maintenance plans with quarterly visits, priority dispatch, and tenant-facing documentation.
06 /

Can you work with a property manager?

+
Yes. Most of our commercial work is property-manager-coordinated. We provide tenant-facing scheduling and reports.
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Schedule your consult

Free on-site evaluation. Written quote in 24 to 48 hours.

Same-day diagnostic for furnace, AC, or electrical service calls within our primary area. King, Pierce, and Snohomish counties.

Call (206) 200-9134 → Schedule online
Hours Mon-Sun · 7 AM – 8 PM
Service area King · Pierce · Snohomish
Email blacklotushvac@icloud.com

Three Seattle-born partners. 30+ years combined HVAC experience. Master electrician on every consult. PSE Trade Ally with the $1,200 rebate priced into your quote.

Call (206) 200-9134 · Free quote