A.CRE

Tenant Improvements

A form of inducement typically seen in office, retail, and industrial real estate; tenant improvements (TIs) are physical changes to a tenant’s leased space to accommodate the specific needs of the tenant. TIs may include building or moving interior walls or partitions, floor covering, shelves, windows, doors, bathrooms, etc. The cost and who bears responsibility for the work is a negotiation between the tenant and the landlord. TIs are generally quoted as an amount per square foot (or per square meter). They are most often offered at the beginning of a newly signed, or newly renewing lease.

Putting ‘Tenant Improvements’ in Context

Sterling Assets Realty, a (hypothetical) well-established real estate investment firm, recently acquired The Clark Tower, a 20-story office building located in the bustling core business district of downtown Chicago. The building, primarily leased to law firms, tech startups, and consulting companies, was in need of modernization to attract and retain high-value tenants.

One prospective tenant, InnovateTech, a rapidly growing tech startup, was interested in leasing the entire 18th floor, approximately 15,000 square feet. To accommodate their specific needs, such as open workspaces, multiple meeting rooms, a relaxation area, and advanced IT infrastructure, significant tenant improvements were required.

The negotiation between Sterling Assets Realty and InnovateTech concluded with an agreement where Sterling would provide a tenant improvement allowance of $50 per square foot, totaling $750,000. In exchange for this tenant improvement allowance, InnovateTech agreed to sign a 10-year lease at $50 per square foot per year. This allowance covered the cost of constructing new interior walls, installing glass partitions to enhance natural light, laying out eco-friendly carpeting throughout, and upgrading the electrical and plumbing systems to support high-tech equipment and a new kitchenette.

This arrangement allowed InnovateTech to customize their space without the full financial burden, while Sterling Assets Realty secured a long-term lease with a promising tenant, enhancing the building’s overall value and appeal in a competitive market. Thus, the tenant improvements acted not only as a facilitator for a tailored office environment but also as a strategic inducement to secure a 10-year lease agreement.

Frequently Asked Questions about Tenant Improvements

Tenant Improvements (TIs) are physical changes made to a tenant’s leased space to suit their specific needs. These can include modifications like interior wall construction, carpeting, lighting, plumbing upgrades, and installation of IT infrastructure.

Responsibility for TI costs is negotiated between the landlord and the tenant. Often, landlords provide a tenant improvement allowance—typically quoted per square foot—as an inducement for lease signing or renewal.

TI allowances are generally quoted as a dollar amount per square foot (or square meter). For example, in the case of InnovateTech, the landlord provided a $50 per square foot allowance for a 15,000 SF space, totaling $750,000.

TI allowances act as a leasing incentive to attract or retain tenants. By covering some or all of the buildout costs, landlords can secure long-term leases, enhance occupancy, and increase the overall value of the property.

InnovateTech’s tenant improvements included constructing interior walls, installing glass partitions, laying eco-friendly carpeting, and upgrading the electrical and plumbing systems to support a kitchenette and advanced IT infrastructure.

TI terms are a key part of lease negotiations. Landlords may offer higher TI allowances in exchange for longer lease terms or higher rents, as seen when InnovateTech signed a 10-year lease in return for a $750,000 TI allowance.

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