Tenant Improvement Contractor — Suite Fit-Outs Done on the Lease Clock
Office, medical, retail, and professional TI fit-outs for landlords and tenants. Fast, code-compliant, and built to land your TI allowance correctly.
TI work has its own clock — and it’s usually faster than anyone expects
Tenant improvements run on a lease clock. Rent starts on a date and the space has to be operational by then. Landlords care about base-building protection and code compliance. Tenants care about getting open. TI allowances have their own paperwork — the landlord wants documentation matching the lease addendum, the tenant wants visibility into spend. We’ve done multiple rounds of TI work for ADCS Clinics (Wildwood $230K, Key West $191K) and several retail and office TIs across Florida. The work is fast, repeatable, and almost entirely about how clean the documentation is.
Tenant improvement scope
- Demising wall and existing-condition assessment
- Interior demolition and existing-finish removal
- New partition layout, electrical, and data rough-in
- HVAC modifications and supplemental units where required
- Plumbing for breakrooms, restrooms, or specialty fixtures (medical, food)
- Finishes: ceilings, flooring, paint, doors, hardware, signage
- ADA compliance — restroom layout, path of travel, counter heights
- Permitting and inspections through the municipal building department
- TI allowance reconciliation documentation for landlord-tenant settlement
How we run a TI fit-out
- 01
Lease and plan review
Read the lease TI exhibit, walk the space, validate the plans against existing conditions.
- 02
Fixed-price bid
Lump-sum TI bid with allowances called out separately. Landlord-side and tenant-side scope clearly split.
- 03
Permitted construction
Permits pulled, work scheduled around base-building constraints, daily field supervision.
- 04
Turnover and reconciliation
COC, punch resolution, TI allowance reconciliation paperwork, occupancy handoff.
Why landlords and tenants pick us
Multi-property TI track record
Clean TI allowance paperwork
CBC 1258403 — Florida CBC
Tenant improvement — common questions
Do you work for landlords or tenants?
Both. We can be hired by the landlord (who then bills the TI back to the tenant), or directly by the tenant against their TI allowance. We adjust documentation to fit either workflow.
How fast can you turn a TI?
Simple office TIs (paint, carpet, light demo) can turn in 4-6 weeks. Medical or food-service TIs run 10-16 weeks because of additional regulatory and equipment coordination. Permit pull is usually the biggest variable.
What about TI allowance over-runs?
Documented as change orders with tenant sign-off. The landlord-tenant split (who pays for what) is in the lease, but we make sure the math is unambiguous so the reconciliation isn’t a fight.
Can you do TI in a building that’s still under construction?
Yes. We coordinate with the base-building GC on access, MEP tie-ins, and substantial-completion timing. It’s common in newer multi-tenant buildings.
Do you handle medical-specific TI?
Yes. Medical TIs add specific plumbing, electrical (UPS, life-safety), and infection-control requirements. We coordinate with the architect and (for clinical spaces) with the licensing authority.
Related Services
New lease signed? Let’s walk the space.
Free walk-through and a TI bid within a week.