Tenant Improvement Guide

Your lease spells out what the landlord will pay (the TI allowance), what requires landlord approval, and any restrictions on materials or contractors.

Most commercial leases require written approval of your plans before a shovel hits the ground. Starting without approval can void your TI allowance.

Don't rely solely on a landlord referral. Your contractor works for you. Verify their CBC/CGC license and insurance independently.

Detailed drawings reduce bid variance and help you compare apples to apples. They're also required for permit submittal in most jurisdictions.

Work done without permits can be ordered demolished by the county. Verify the permit is posted on site before your contractor starts any work.

Account for permit review time (typically 2–6 weeks in Florida), lead times on specialty items, and final inspections before your target open date.

Change orders slow projects down. Identify one person authorized to approve scope changes and communicate that to your contractor on day one.

Furniture, fixtures, and equipment (FF&E) are not typically included in a TI contract. Plan and order these early — lead times can run 8–16 weeks.

Your space cannot legally open without a CO. Final inspections and corrections can add 1–3 weeks to your timeline. Build this buffer into your lease start date.

Before final payment, walk the space with your contractor and document every unfinished item in writing. Withhold the final draw until all punch-list items are complete.