Tenant Improvements
Tenant Improvement Contractor in the Bay Area
From signed lease to open doors: TI buildouts scoped to your allowance, permitted fast, and delivered on the date your rent starts.
Tenant improvement projects live inside a triangle of lease deadlines, landlord requirements, and city permits — and the rent clock runs regardless. The most expensive TI mistakes happen before construction starts: signing a lease without pricing the buildout, accepting an allowance that won't cover code-triggered work, or scoping in a way that forfeits landlord reimbursement.
We enter at the right moment: before the lease is signed. A pre-lease space evaluation prices your real buildout — including the ADA, Title 24, and mechanical surprises second-generation spaces hide — so you negotiate the allowance from facts and open on schedule.
What's included
Pre-Lease Space Evaluations
Walkthroughs that surface the cost drivers — HVAC, power, plumbing, ADA — before you commit.
Allowance-Optimized Scoping
Work letters, draw documentation, and lien releases formatted the way landlords reimburse.
Office, Retail & Medical TI
Conference rooms to exam rooms — full interior buildouts with MEP engineering.
Fast-Track Permitting
Concurrent submittals and early-start strategies in cities that allow phased permits.
Landlord TI Programs
Spec-suite and turnover renovation programs that lease vacant space faster.
How it works
- 1
Pre-Lease Review
Space audit and budget range delivered before lease execution.
- 2
Design & Work Letter
Space plan, finishes, and scope aligned to lease exhibits and allowance.
- 3
Permit & Procurement
City submittal while long-lead items (HVAC, glass, millwork) go on order.
- 4
Buildout
Phased construction with building-rules compliance and weekly schedule updates.
- 5
Open
Inspections, certificate of occupancy, allowance draw package, warranty.
Frequently Asked Questions
Who pays for tenant improvements — landlord or tenant?+
Negotiated, always. Typical 2026 South Bay office deals carry $40–$100+/sq ft landlord allowances on longer terms; retail varies widely. The leverage move is knowing your real buildout cost before negotiating — which is exactly what our pre-lease evaluation provides.
What does TI cost per square foot in 2026?+
Second-generation office refresh: $80–$150/sq ft. Full office reconfiguration: $150–$250. Retail: $100–$250. Medical/dental: $200–$400+. Restaurants run higher ($200–$500) due to kitchens and health-code systems.
What hidden costs surprise TI tenants most?+
Three repeat offenders: ADA path-of-travel and restroom upgrades triggered by any permit; Title 24 lighting/HVAC compliance when you touch those systems; and undersized electrical service or HVAC tonnage in older buildings. We flag all three in the pre-lease review.
Can you finish before my free-rent period ends?+
That's the entire game. We build the schedule backward from rent commencement, order long-lead equipment at design, and run permits concurrently. When a timeline is unrealistic, we say so before you sign — so you negotiate more free rent instead of paying for a construction site.
Available by city
Tenant Improvement in San Jose
From signed lease to open doors in San Jose — buildouts scoped to your allowance, permitte…
Tenant Improvement in Sunnyvale
From signed lease to open doors in Sunnyvale — buildouts scoped to your allowance, permitt…
Tenant Improvement in Mountain View
From North Bayshore tech space to Castro Street retail — buildouts scoped to your allowanc…
Tenant Improvement in Santa Clara
From the stadium district to the Lawrence and El Camino corridors — buildouts scoped to yo…
Tenant Improvement in Palo Alto
Stanford Research Park labs, Sand Hill offices, and University Avenue retail — premium bui…
Tenant Improvement in Cupertino
Apple-orbit office space, Main Street retail, and the Stevens Creek corridor — buildouts s…
Tenant Improvement in Campbell
Pruneyard offices and downtown Campbell storefronts — buildouts scoped to your allowance, …
Tenant Improvement in Fremont
Warm Springs life-science and R&D, Pacific Commons retail — East Bay buildouts scoped to y…
Tenant Improvement in Milpitas
North Milpitas R&D and flex, Great Mall and McCarthy Ranch retail — buildouts scoped to yo…
Tenant Improvement in Menlo Park
Sand Hill Road venture offices, Bayfront life-science, and Santa Cruz Avenue retail — prem…
Related Services & Guides
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Commercial Tenant Improvement Guide: TI Costs & Process (2026)
TI explained for Bay Area tenants & landlords: 2026 costs per sq ft, negotiating allowance…
Restaurant Construction
Health-department-ready kitchens, dining rooms that seat revenue, and an open date you can…
Construction Permits
Complete plans, clean submittals, fast corrections — the difference between a 3-week permi…
Start your tenant improvements conversation
Honest numbers, one accountable team. We respond within one business day.
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