Tenant Improvements (TI) for Office and Retail Space
Tenant improvements configure the space for the tenant.
Commercial or Office Tenant Improvements (TI), aka Tenant Finish or Leasehold Improvements, are the custom alterations a building owner makes to a commercial rental space (office, retail, restaurant, or warehouse) as part of the lease agreement in order to design and configure the space for the tenant. The decisions and choices made here are important since the tenant can request specific improvements or a specific TI budget paid by the Landlord to fulfill the tenant’s needs. Visit our Tenant Improvement Project Gallery to see samples of our work.
Tenant Improvements and Budgets
Omega Contracting and Consulting works with building owners and tenants on this build-out, modifying existing space to accommodate both the building owner and the tenant. This process begins with a Preliminary Construction Bid and then moves to the design and build-out phase.
From the tenant’s standpoint, it is essential to understand the total cost of desired improvements before signing the lease agreement because many lease agreements will cap the construction improvement costs paid by the Landlord. In this case, Omega provides the tenant with a preliminary construction bid before signing a lease. Hence, the tenant knows the total finish-out cost and can adjust design options to fit the TI budget.
Who Pays For Tenant Improvements?
In a commercial lease, the building owner or Landlord pays for the improvements made to the existing space. The first step is determining the TI Allowance, which is the money the building owner allows the current tenant to spend on improvements.
TI allowance is stated in the lease agreement and is paid for by the building owner or Landlord. The tenant pays for the difference if the improvements exceed the agreed-upon TI allowance.
Hire A TI Expert
Before hiring any construction company, it is important to ensure the company has a good reputation and experience in the area. Omega Contracting has years of experience working with some of the biggest brands in the business, as you can see in our Project Gallery.
Frequently Asked Questions
What are tenant improvements in commercial construction?
Tenant improvements (TIs) refer to interior modifications made to a leased commercial space to fit a tenant’s specific business needs. That can include layout changes, new walls, flooring, lighting, plumbing, HVAC adjustments, or building out kitchens and restrooms. Omega Contracting handles turnkey TI projects across retail, office, warehouse, and medical spaces.
Who pays for tenant improvements—the landlord or the tenant?
It depends on the lease agreement. In many cases, the landlord offers a Tenant Improvement Allowance (TIA) to cover all or part of the construction. Sometimes the tenant covers additional upgrades beyond that allowance. We work with both tenants and landlords to stay on budget and clarify those roles upfront.
How long does a tenant improvement project take?
Most TI projects run anywhere from a few weeks to a few months, depending on the scope. A simple interior refresh might be wrapped in 2–4 weeks, while a full office or retail build-out can take 6–12 weeks. We provide a clear construction schedule and stick to it, no guesswork, no excuses.
Do you handle permitting for tenant improvement jobs?
Yes, we pull the permits, coordinate inspections, and make sure your project meets local codes. Whether you’re working in a multi-tenant office building or a retail shell, Omega makes sure you stay compliant and avoid delays. Permitting is one of the first boxes we check.
Why choose Omega Contracting for tenant improvements?
We know commercial interiors inside and out. Our team delivers fast turnarounds, communicates clearly, and solves problems before they become change orders. Whether you’re a tenant building your first space or a landlord managing multiple leases, Omega keeps your project moving and your space looking sharp.
A Commitment to Safety Excellence: Omega Contracting Achieves a Perfect Score!
We are honored to be named a 2024 Safety Star by @Avetta for our perfect year-over-year safety performance. Safety is at the core of our mission, ensuring every worker goes home safely each day. We’re proud to uphold the highest standards alongside partners who share our commitment.
We thank our employees for their vigilance and dedication in making this achievement possible!
Trusted and Approved Commercial Construction
Green Tag It
We always pull permits when required. Once completed, a city or county inspector will certify our work. You must be confident in the quality of service you receive from Omega Contracting and Consulting.
