Tenant improvements, built to the lease and the schedule.

A tenant improvement turns leased space into a working office, clinic or store. The lease sets the deadline, the landlord sets the rules, and the city sets the code.

A typical TI includes demolition of the old layout, metal-stud framing for new offices and rooms, electrical, data and lighting, HVAC changes, plumbing for restrooms and break rooms, ceilings, doors and hardware, flooring, casework and paint. Every trade has to finish in the right order for the space to pass inspection on time.

Working with the landlord

Most leases include a work letter that spells out who pays for what, the approved contractors and insurance requirements, and the landlord's building standards. A contractor who reads the work letter first can price the job correctly and avoid change orders later.

Permits and inspections

TI work almost always needs a building permit, and changes to exits, occupancy or fire systems can bring in fire department review. Accessibility requirements under CBC Chapter 11B often apply to restrooms, entrances and the path of travel.

Second-generation spaces

Many TIs reuse parts of an existing build-out. Keeping sound walls, ceilings and restrooms where possible can cut cost and time significantly; a walkthrough before design shows what can stay.