TENANT IMPROVEMENT ALLOWANCE BUILD-OUT
Build out your space without leaving allowance money on the table
We’re a commercial build-out contractor that prices your tenant improvement against the landlord’s TI allowance before you sign, designs the scope to fit it, and documents the draw so the allowance actually gets reimbursed.
$40M+
TI allowance managed
180+
build-outs delivered
96%
of available allowance drawn
3.5%
average change-order rate
Where the allowance leaks
The TI allowance is one of the largest concessions in a commercial lease — commonly $30 to $80 per square foot or more. Tenants lose it three ways: they negotiate the allowance without knowing what their build-out actually costs, the design drifts past the number before anyone reprices it, or the draw package doesn’t match what the lease requires and the landlord delays or denies reimbursement.
We close all three gaps: a real estimate at lease stage, a design managed to the budget, and a reimbursement package built to the lease’s exact documentation standard.
- A build-out estimate before the allowance is negotiated, not after
- Scope value-engineered to the allowance, with alternates priced
- Draw documentation matched to the work-letter’s requirements
- Overages financed or cut by choice — never by surprise
What we do
Allowance benchmarking & lease-stage pricing
A real, line-item build-out estimate for your space and scope in your market — before you negotiate the allowance.
Work letter & lease exhibit review
What’s landlord’s work vs. yours, the base-building condition, what the allowance covers, the draw deadline and overage terms.
Scope-to-budget design management
Driving the architect and engineers to a design that lands on the allowance, with priced alternates before you commit.
Competitive bidding & GC selection
A real bid package, apples-to-apples leveling, and a contract with a guaranteed maximum price that protects the allowance.
Construction management & change-order control
Running the build-out so scope, schedule and cost hold — change orders challenged against the contract, not rubber-stamped.
Draw documentation & allowance reimbursement
G702/G703, lien waivers, invoices, permit sign-offs and photos packaged the way the lease requires, tracked to payment.
How an allowance-covered build-out runs
01
Price before you sign
A build-out estimate for your space and scope while the lease is still being negotiated.
02
Negotiate the number
Allowance, work-letter language and overage terms — backed by the estimate, not a round figure.
03
Design & bid to the allowance
Scope-to-budget design, competitive bids, and a contract with a cap and a clear change-order process.
04
Build & draw
Construction management, change-order control, and a reimbursement package the landlord can’t bounce.
Why tenants and brokers call us
- We give you a build-out number before you sign, so the allowance negotiation starts from fact
- We read the work letter for what it actually obligates — landlord’s work, base-building condition, deadlines, amortization
- Scope-to-budget design management keeps the design on the allowance
- Competitive, leveled bids and a contract with a guaranteed maximum price
- Draw packages built to the lease standard, so the allowance is paid in full and on time
“They priced our build-out before we countered on the LOI. We asked for $12 more per foot than we’d planned to — and got most of it, because we could show the number.”
Tenant, 22,000 sf office lease
“The first draw the landlord tried to reject on documentation. After that we handed it to them — every draw after was approved in days.”
Controller, multi-site retailer
Send us your space and your draft work letter
We’ll tell you what the build-out costs, what the allowance really covers, and where the negotiating room is.