When it comes to leasing commercial space, whether it’s an office, retail storefront, or medical office, tenants often find themselves needing to make changes to the space to suit their specific needs. This is where the tenant improvement process comes into play. Tenant improvements, also known as TI or build-outs, are changes made to a leased space to accommodate a tenant’s business requirements. In this blog, we will explore the basics of the tenant improvement process including the key steps and common challenges.
What Are Tenant Improvements?
Tenant improvements include all the changes and/or updates made to a commercial space by the tenant to make it suitable for their business. These improvements can range from simple cosmetic changes like painting and carpet replacement to more complex structural changes such as wall reconfigurations and the installation of specialized equipment. Tenant improvements often fall into the category of major construction with renovations taking months to complete.
The Tenant Improvement Process – Step by Step
Step 1 – Evaluating the Existing Space
The tenant improvement process typically begins with an initial evaluation of the space. The tenant, in collaboration with the landlord, assesses the condition of the space and identifies the necessary modifications. This evaluation helps in determining the scope and cost of the project.
Step 2 – Set Your Budget
Once the scope of work is determined, the next step is to establish a budget for the tenant improvements. This budget should include not only the cost of construction but also any design fees, permits, and other associated costs. A well-defined budget is crucial to avoid unexpected expenses in the design and planning stage. In many instances a representative for the building owner will provide a base number or limited scope of work like carpet and paint as part of your lease to help transition the space.
Step 3 – Design and Planning
In this stage, the tenant works with architects and project managers to create a plan for the improvements. This plan includes architectural drawings, space layout, materials, finishes, and a schedule for completion. The design phase ensures that the improvements align with the tenant’s vision and any regulatory requirements set forth by the local area building codes. In this step the price will be further defined with the certainty of materials and finishes.
Step 4 – Obtaining Building Permits
Most tenant improvements require permits from local municipalities. This can be a time-consuming process that involves submitting plans, waiting for approval, and ensuring compliance with building codes and regulations. It’s crucial to factor in permit-related delays when planning the timeline for improvements. It’s not uncommon for this process to take several months from submission to approval of plans.
Step 5 – Construction
Once all the necessary permits are obtained, the construction phase begins. This is when the actual work, from demolition to reconstruction, takes place. The project manager oversees the contractor(s), ensuring quality work, a project that remains on schedule and adheres to the established budget.
Step 6 – Inspection and Occupancy
After the construction is completed, the space must pass inspection by the local building inspector to ensure the work meets all safety and building code requirements. This step is critical to ensure the tenant can safely operate their business in the newly improved space.
Step 7 – Final Walkthrough
Before taking possession of the space, the tenant should conduct a final walkthrough to ensure that the improvements meet their expectations and that all work has been completed to their satisfaction. Any discrepancies or defects should be addressed and resolved at this stage.
Challenges in the Tenant Improvement Process
One of the most common challenges in tenant improvements is exceeding the established budget. This can happen due to unforeseen issues, change orders, or underestimated costs. To mitigate this, it’s essential to have a well-defined budget and contingency plan.
Delays can be caused by various factors, including permit delays, supply chain interruptions, labor shortages, and unexpected issues during construction. Delays can endanger the existing financial model through additional rent payments on existing space, rescheduling with movers, etc. To prevent delays, careful planning and regular communication with the project manager and the contractors and municipality are crucial.
Compliance with Regulations
Applying for permits to begin work can often be a long process and can vary from one municipality to the next. Once work is completed, the inspection process often yields a variety of minor items that need to be addressed before occupancy can occur. Failure to navigate and/or comply with these processes can result in costly changes and delays. Hiring experienced professionals who understand these regulations makes sense for most businesses.
The tenant improvement process is a cornerstone of leasing commercial space, as it provides tenants the opportunity to create a functional and attractive environment for their business operations. Understanding the various stages of this process, from initial evaluation to the final walkthrough, is key to a successful tenant improvement project. While challenges such as budget overruns, delays, regulatory compliance, and design changes can arise, careful planning and effective communication can minimize the risk. Ultimately, working with a skilled project manager to execute a tenant improvement project can transform a generic space into a unique and functional one that aligns perfectly with the tenant’s vision and business requirements.