Tenant improvements built for speed-to-occupancy.
Corporate, medical, retail, and creative tenant improvements in occupied Class A buildings. Landlord coordination, phased construction, and a relentless focus on the opening date.
Tenant Improvements — built for predictable outcomes.
Tenant improvements are deceptively complex. The shell is someone else's building. The landlord has a base-building criteria document, after-hours rules, and a building engineer with opinions. The neighboring tenants are operating. And the rent commences whether or not you are ready.
Frans Construction delivers commercial tenant improvements with the landlord coordination, building-systems integration, and after-hours discipline that protect neighboring tenants and your opening date.
- Landlord and building-engineer coordination
- After-hours and weekend phasing in occupied buildings
- Base-building MEP integration and tie-ins
- ADA path-of-travel triggered upgrades managed
- Speed-to-occupancy focus with committed opening dates
- Office, medical, retail, and creative TI experience
How a tenant improvements project runs with Frans Construction.
- / Step 01
Lease feasibility
AHJ feasibility, MEP capacity, ADA triggers, and work-letter review before lease execution.
- / Step 02
Preconstruction
Landlord rules of conduct, after-hours scheduling, GMP commitment.
- / Step 03
Permitting
AHJ pre-submittal coordination. Landlord plan approval in parallel.
- / Step 04
Construction
Phased to protect neighbors. Building-engineer coordination on tie-ins and shutdowns.
- / Step 05
Inspections + closeout
Final inspections, landlord punch, owner training, building-systems handoff.
Common questions.
What are commercial tenant improvements?[ + ]
Commercial tenant improvements (TI) are the interior buildouts that finish a leased commercial space for a specific tenant's use — office, medical, retail, creative, or specialty. The landlord typically delivers a shell (cold-dark, warm vanilla, or second-generation); the tenant funds and manages the interior buildout, often supported by a TI allowance (TIA).
How much do tenant improvements cost per square foot?[ + ]
2026 commercial TI typically runs $90–$225/SF for office, $250–$550/SF for medical, $150–$325/SF for retail, and higher for specialty uses with heavy MEP. Costs depend on shell condition, finish level, and code triggers.
How long does a tenant improvement take?[ + ]
A typical commercial TI runs 8–16 weeks of construction inside a 4–7 month total project (preconstruction, design, permitting, construction, closeout). Medical and specialty TI run longer (6–12 months) due to MEP density and AHJ review.
What is a TI allowance?[ + ]
A TI allowance (TIA) is the landlord's contribution toward tenant buildout, expressed in dollars per square foot of either rentable or usable area. The lease defines what TIA covers (hard cost only vs. hard + soft) and how it is paid (cash, credit against rent, or amortized).
Do you handle landlord coordination?[ + ]
Yes. We coordinate with landlords and building engineers on rules of conduct, after-hours work, tie-ins, base-building MEP integration, and final landlord approval of construction documents and punch.
Your commercial construction partner —
from concept to completion.
Partner with a multi-state design-build firm trusted by enterprise brands for predictable execution, strategic guidance, and long-term reliability across every market we serve.