Service 01
Tenant improvements
Most tenant improvement budgets are decided before a contractor is ever called. They are decided in the work letter — the schedule in your lease that says what the landlord delivers and what you pay for. We read that document first.
What this involves
What this covers
Complete interior fit-out of leased commercial space: demising walls, mechanical and electrical distribution, ceilings and lighting, flooring, millwork, glazing, washrooms, and every permit and inspection between the base building and your occupancy.
Where the money actually moves
The three line items that most often break a tenant improvement budget are mechanical distribution beyond the base building provision, electrical service upgrades, and anything triggered by a change in occupancy classification under the BC Building Code. None of the three is visible on a floor plan. All three are visible in the work letter and a site walk.
How we price it
Cost feedback runs alongside the drawings rather than after them. You get a range early, when the layout can still change, and a fixed price once the scope is settled. A budget produced after the design is finished is a quotation, not a tool.
Scope
- Work letter and lease review
- Test fits and layout options with costs attached
- Permit drawings and municipal submission
- Mechanical, electrical and life-safety coordination
- Millwork and finishes
- Deficiency close-out and occupancy
Typical clients
- Office and professional
- Medical, dental and clinical
- Retail and showroom
- Restaurant and café
- Industrial and warehouse office
Start a project
Tell us about the space.
Send the unit, the approximate square footage and your target opening date. A lease or work letter tells us more than a floor plan does.