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🛠 Lease Tool

TI Allowance Calculator

Calculate tenant improvement budgets and total build-out costs. Understand how TI allowances affect your lease economics and landlord investment.

🔨

TI Allowance Calculator

Build-out budget and lease impact analysis

#
$
Landlord contribution per SF
$
Total construction cost per SF
#
Total TI Allowance from Landlord
—
Total Build-Out Cost
—
Tenant Out-of-Pocket
—
above TI allowance
TI Amortized /Mo
—
landlord\'s cost spread
TI Coverage
—
% of build-out covered

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Understanding TI Allowances

How tenant improvement dollars work in commercial leasing.

What Is a TI Allowance?

A TI (Tenant Improvement) allowance is the dollar amount per square foot a landlord contributes toward customizing a commercial space for a new tenant. The landlord typically amortizes this cost into the rent over the lease term. Higher TI = higher rent, but a better-fitted space.

Typical TI Ranges

Office (second generation): $20–$45/SF. Office (new/build-to-suit): $50–$100/SF. Retail: $15–$40/SF. Medical/dental: $60–$120/SF. Industrial: $5–$20/SF. The range depends on existing condition, market competition, and lease length.

TI vs Turn-Key vs As-Is

TI allowance: landlord gives you a budget, you manage construction. Turn-key: landlord builds to your specs. As-is: no improvements, lowest rent. TI gives the most control over quality and design. Turn-key is simplest but you may not control costs.

Negotiating TI Allowances

Longer lease = more TI leverage. Landlords amortize TI over the lease term, so a 10-year lease may justify 2x the TI of a 5-year lease. Credit-worthy tenants get better TI packages. In soft markets, TI allowances increase as landlords compete for tenants.

TI Allowance Ranges by Space Type

Typical landlord contributions across commercial property types.

Space TypeTI Range ($/SF)Build-Out RangeNotes
Office (2nd Gen)$20–$45$35–$65Existing improvements, cosmetic refresh
Office (New/Shell)$50–$100$80–$150Build from scratch, HVAC, walls, floors
Medical/Dental$60–$120$100–$200Plumbing, specialty HVAC, equipment
Retail$15–$40$30–$80Varies widely by concept
Restaurant$30–$60$80–$200+Kitchen, exhaust, grease traps
Industrial$5–$20$10–$40Minimal improvements needed

Frequently Asked Questions

Common questions about tenant improvements.

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CRE CALCULATORS

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Loan Analysis

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