Before construction begins

Review lease obligations, landlord work letters, drawings, permit needs, millwork, electrical, plumbing, HVAC, signage readiness, washrooms, flooring, and opening-date constraints before trades mobilize.

  • Lease and landlord approval review
  • Permit and drawing coordination
  • Long-lead materials and fixture planning

During construction and closeout

Track milestones, inspections, deficiencies, access, noise, dust, staff communication, and final occupancy requirements so the space is ready for customers or employees.

  • Milestone schedule and site access plan
  • Inspection and deficiency tracking
  • Handover before opening day

Tenant improvements start with lease and landlord rules

The lease, work letter, insurance requirements, building rules, access windows, noise limits, and landlord approval process should be reviewed before construction pricing is finalized.

  • Collect lease clauses and landlord standards
  • Confirm insurance and site access rules
  • Plan approvals before trades mobilize

TI cost depends on the existing space

Cold shell, warm shell, second-generation office, retail bay, clinic, and restaurant spaces all carry different assumptions for HVAC, washrooms, electrical, plumbing, demising, and finishes.

  • Document existing conditions before pricing
  • Separate owner-supplied and contractor-supplied items
  • Identify long-lead millwork, fixtures, and equipment

Opening dates need reverse scheduling

A tenant improvement schedule should work backward from lease commencement, staff move-in, merchandising, inspections, deficiency repair, and opening day.

  • Tie milestones to landlord approval and inspections
  • Plan after-hours work when needed
  • Hold time for furniture, signage, equipment, and cleaning

Closeout protects tenant and landlord

Closeout should include inspection results, deficiencies, warranties, maintenance notes, landlord sign-off support, and any occupancy-related documentation.

  • Walk the space before inventory or staff move in
  • Package warranty and maintenance information
  • Resolve landlord notes before opening pressure peaks