Tenant Improvement & Commercial Buildout Construction — Nationwide
From basic office refreshes to full gut-and-rebuild medical, restaurant, and retail TI, TCG delivers tenant improvement construction nationwide — licensed in all 50 states with a proven build footprint across 38 states — including space planning, landlord coordination, MEP distribution, ADA compliance, and multi-site rollout programs.
Tenant Improvement Cost Estimator
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Your TI Cost Estimate
Tenant Improvement & Commercial Buildout Construction
Tenant improvement (TI) construction — also called buildout, fit-out, or leasehold improvement — is the process of customizing a leased commercial space for a tenant's specific use. TI ranges from cosmetic refreshes (paint, flooring, lighting) to complete gut-and-rebuild construction involving new walls, ceilings, HVAC distribution, plumbing, electrical, and specialty systems like commercial kitchens, medical suites, or lab infrastructure. For current benchmarks, start with our tenant improvement buildout cost guide.
At Terrapin Construction Group (TCG), tenant improvement is delivered through our design-build model — integrating architectural design, MEP engineering, preconstruction, and construction management. Our preconstruction team provides early budgets that help tenants negotiate TI allowances, evaluate landlord work letters, and structure buildouts to maximize value. Verify jurisdiction timelines with the permitting timeline guide.
TCG's experience across healthcare, restaurant, laboratory, urgent care, veterinary, cannabis, and industrial sectors means we bring specialized knowledge to every TI type — not just standard office buildouts. Our general contracting and equipment procurement capabilities ensure everything from casework to commercial kitchen equipment is coordinated under one contract. TCG is licensed in all 50 states, with a proven buildout footprint across 38 states.
How TCG Delivers Tenant Improvements
TCG's design-build delivery integrates every phase from lease review through move-in. Compare delivery methods in our design-build vs. CM-at-risk guide.
Lease & Work Letter Review
TI allowance analysis, landlord work letter review, scope gap identification (landlord vs. tenant responsibilities), preconstruction budgeting, and over-allowance cost projection. Already holding bids? Get a free bid review.
Space Planning & Design
Architectural design for layout, workflow, and brand identity. MEP engineering for HVAC distribution, electrical, plumbing, and fire sprinkler relocation per NFPA and IBC.
Permitting & Coordination
Building permit applications, landlord construction coordination, building management scheduling (freight elevator, loading dock, hot work), and tenant representative coordination. See permitting timelines by state.
Construction
Demolition, framing, drywall, ceiling grid, flooring, MEP rough-in and trim, fire sprinkler modification per NFPA 13, ADA compliance, and specialty systems (kitchen, medical, lab). After-hours and weekend work as required by building rules.
Finishes & FF&E
Paint, wall coverings, millwork, casework, equipment procurement, IT/AV infrastructure, signage, window treatments, and branded elements. Furniture coordination if scope includes FF&E.
Inspections & Handoff
Final inspection, certificate of occupancy, landlord punch list, TI allowance draw coordination, warranty documentation, and move-in coordination. TCG's owner's rep service available for complex projects.
Tenant Improvements We Build
TCG delivers TI across every commercial space type. Vertical pages and cost guides are linked where available.
Tenant Improvement Codes & Standards
TI code path is driven by occupancy type and how much of the space you touch. See the IBC 2024 code changes and the ADA compliance guide for commercial remodels.
ICC / IBC
The International Building Code governs occupancy classification, fire-resistance, egress, and accessibility for all TI work. Occupancy type (B, A, M, I) determines code path, sprinkler requirements, and permitting complexity.
iccsafe.org →ADA
ADA Standards apply to all commercial TI — accessible routes, door widths, restroom clearances, reception counters, and accessible signage. TI that triggers a substantial renovation may require full building ADA compliance.
ada.gov →NFPA
NFPA codes govern fire sprinkler relocation per NFPA 13, fire alarm modifications, electrical per NEC/NFPA 70, and life safety code compliance.
nfpa.org →ASHRAE
ASHRAE standards govern HVAC design for TI — ventilation per Standard 62.1, energy efficiency per Standard 90.1, and healthcare ventilation per Standard 170 for medical TI.
ashrae.org →IECC
The International Energy Conservation Code sets requirements for lighting power density, HVAC efficiency, and envelope modifications in TI — often triggering energy code upgrades when substantial renovation occurs. See IECC 2024 envelope requirements.
iccsafe.org →Health Department
Restaurant and food service TI must comply with local health department requirements for kitchen layout, grease traps, ventilation, handwash stations, and finishes — typically requiring health department plan review and inspection before opening.
FGI / ASHRAE 170
Medical TI must comply with FGI Guidelines for outpatient facilities and ASHRAE 170 for healthcare ventilation — including exam room sizes, handwash requirements, and ventilation rates.
fgiguidelines.org →OSHA
OSHA regulates construction safety during TI work and ongoing workplace safety for the completed space — including ventilation, egress, and hazardous material handling. See the OSHA silica rule guide.
osha.gov →Tenant Improvement Case Studies
15,000 SF Class A Office — Denver, CO
Full TI buildout with 20 private offices, 3 conference rooms, open workspace, server room, and high-end reception. Glass-front offices, LVT flooring, and branded finishes. Design-build delivered in 10 weeks.
Multi-Location Restaurant Rollout — Southwest
8-location QSR buildout program with standardized kitchen layout, hood and suppression, grease trap, and brand-standard finishes. Preconstruction packages adapted per site. Kitchen equipment procurement.
Medical Office TI — Houston, TX
6,800 SF medical TI with 10 exam rooms, minor procedure room, X-ray with shielding, on-site lab, and ADA-compliant layout per FGI standards.
Retail Flagship — Multiple Markets
Multi-site retail TI program across 5 markets — high-end finishes, custom millwork, branded lighting, AV systems, and GC services coordinated with landlords in each market.
The Building Systems Behind a Buildout
Most TI cost lives in systems you can't see: HVAC distribution, electrical, sprinkler relocation, and finishes. This 2026 guide walks the specialty trades TCG self-coordinates: MEP, structure, roofing, and flooring.
Dig deeper in the TI buildout cost guide and the full construction video library.
How Much Does Tenant Improvement Cost?
Basic office TI (paint, carpet, minor partitions in 2nd-gen space) runs $30–$80/SF. Standard office TI (new walls, ceilings, MEP distribution, mid-grade finishes) runs $80–$180/SF. High-end office (Class A with glass fronts, premium finishes, AV) runs $150–$300/SF. Restaurant TI runs $150–$400/SF. Medical/dental TI runs $180–$500/SF. Lab TI runs $300–$700/SF. The TI buildout cost guide breaks these down by space type and market.
The biggest cost variables are starting condition (shell vs. 2nd-generation vs. gut), MEP complexity (standard office HVAC vs. medical-grade ventilation — benchmark HVAC and electrical costs), finish level (see flooring cost by building type), and specialty systems (commercial kitchen, X-ray shielding, lab infrastructure). TI allowances from landlords typically cover $20–$80/SF for office, $10–$40/SF for retail, and $30–$100/SF for medical — with the tenant funding any overage. Budget reserves with the contingency by project type guide.
Compare specific formats: urgent care, medical office, dental office, QSR, and high-end restaurant costs. Use our AI estimator above, or schedule a meeting with our preconstruction team. Also explore our general estimator, cost hub, and free bid review.
Tenant Improvement Insights
TI & Retail Buildout Cost (2026)
Benchmarks by space type, starting condition, and finish level.
Read the cost guide →Commercial Flooring Cost by Building Type
Flooring is one of the largest visible TI line items.
See flooring costs →Permitting Timeline by State
TI permits are the most common schedule risk on a buildout.
Check timelines →Construction Contingency by Project Type
How much reserve a TI actually needs, by scope and condition.
See contingency →Explore TCG's Full Construction Platform
Frequently Asked Questions
Browse common questions about tenant improvements, or contact TCG. Visit our general FAQ.
Basic office: $30–$80/SF. Standard office: $80–$180/SF. High-end office: $150–$300/SF. Restaurant: $150–$400/SF. Medical: $180–$500/SF. Lab: $300–$700/SF. Use our AI estimator or the TI cost guide.
A per-SF landlord contribution toward buildout costs. Typical ranges: office $20–$80/SF, retail $10–$40/SF, medical $30–$100/SF. TCG's preconstruction team helps negotiate allowances and identify scope gaps in landlord work letters.
Shell/white-box requires full buildout (highest cost). Second-generation space lets you reuse partitions, ceiling grid, and MEP — typically 15–30% savings. Gut renovation adds demo cost on top of shell-level rebuild, so it can exceed white-box. Price all three before signing a lease.
Cosmetic refresh: 2–4 weeks. Standard office: 6–12 weeks. Restaurant: 10–20 weeks. Medical: 12–24 weeks. Lab: 16–36 weeks. Design-build compresses by 15–30%. Permits are the usual variable — see timelines by state.
Landlord work: building shell, core restrooms, base HVAC, fire sprinkler mains, common areas. Tenant work: everything inside the demised space — partitions, ceilings, flooring, lighting, HVAC distribution, plumbing fixtures, electrical outlets, and specialty systems.
TCG provides preconstruction budgets that help negotiate TI allowances, evaluates landlord work letters to identify scope gaps, and projects over-allowance costs. We coordinate directly with landlord reps during construction. Holding competing bids? Get a free bid review.
Yes — licensed in all 50 states with a proven build footprint across 38 states, and offices in Denver, Houston, Albany, and Sheridan. See our project portfolio.
Let's Build Out Your Next Space
From single-office refreshes to multi-site franchise rollouts, TCG's integrated construction platform delivers tenant improvements — on time, on budget, licensed in all 50 states.
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