Tenant Improvement

A TI allowance is a negotiated sum from the landlord expressed as a dollar amount per square foot, typically covering "hard costs" like demolition, framing, electrical, and basic finishes. We help clients maximize their allowance with detailed estimates and transparent budgeting that clearly identifies covered items.

In most cases, yes. We develop phased implementation strategies with temporary pathways, dust/noise containment, off-hours scheduling, and sequencing that preserves critical operational areas to minimize impact on your ongoing business.

Most projects require a building permit, with additional permits potentially needed for electrical, mechanical, plumbing, fire protection, signage, and health department approval. We handle the entire permitting process, preparing comprehensive documentation that anticipates reviewer questions.

We quickly communicate with stakeholders and develop solution options with associated costs and schedule impacts. Our experienced team anticipates likely issues based on building age and conducts investigative demolition when appropriate to confirm conditions before full construction.

ADA compliance is integrated throughout our process, from design development through final construction. We identify existing compliance issues during pre-construction and implement careful quality control for critical dimensions that impact accessibility.

Our 30-year portfolio includes retail renovations, restaurant remodels, theater modernizations, office updates, medical facilities, and fuel center upgrades for businesses ranging from startups to established companies with multiple locations.

We provide continuous cost feedback during design, leverage established subcontractor relationships, minimize mid-project changes, develop phased approaches for tight budgets, and maintain transparent cost reporting throughout construction.

Common issues include accessibility upgrades, fire protection enhancements, structural requirements, energy code compliance, and parking adjustments. Our team anticipates potential code triggers during planning, incorporating required improvements into your budget and schedule expectations.