Fluent in landlord
Consent packages, certificates of insurance, base-building rules, freight elevator bookings, after-hours protocols — we handle the property-management side so approvals never stall your schedule.
Services — Tenant Improvements
Tenant Improvements
A lease comes with rules: landlord consent, base-building standards, insurance, hours of work. We build inside all of them — and treat your possession date and opening date as fixed points, not targets.
Scope
What we take on
From lease signing to move-in, one team manages design coordination, landlord approvals and construction — with the paper trail your TI allowance requires.
- Leasehold improvements for new leases, renewals and expansions
- Landlord and property-management coordination, including consent packages
- Demising walls, corridors and base-building tie-ins
- Reception areas, boardrooms, private offices and open work areas
- Washrooms, kitchenettes and staff amenities
- Brand standards implementation for franchise and multi-site tenants
- Documentation for TI allowance draws and landlord inspections
- Move-in-ready delivery: cleaned, deficiency-free and keyed
How we deliver
What makes our tenant improvements different
Built to the allowance
We scope the project against your TI allowance from the first estimate and document the work the way landlords require, so allowance draws are approved without friction.
The opening date is the contract
Fixturing, signage, IT and movers all key off our completion date. We schedule backwards from your opening and report progress weekly against that single milestone.
Questions
Tenant Improvements, answered
Do you deal with the landlord directly?
Yes. We prepare the drawings and documentation for landlord consent, carry the insurance certificates buildings require, follow base-building and hours-of-work rules, and coordinate freight access — copying you on everything so there are no surprises.
Can you work within our tenant improvement allowance?
That is the normal case. Tell us the allowance and the must-haves; we scope to it, flag anything that will exceed it before you commit, and produce the invoices and lien documentation landlords require to release funds.
What happens if the base building is not as advertised?
We do a possession-day review of the space against the lease and the landlord’s work letter. Where the base building falls short — power, HVAC capacity, washroom count — we document it immediately so the cost lands with the right party, not with your project.
How fast can a tenant improvement be completed?
A straightforward office or professional suite typically takes 6–10 weeks from permit to occupancy; medical and food-service spaces run longer because of mechanical scope. We confirm a schedule before you sign our contract — and we will tell you honestly if an opening date is not achievable.
Planning tenant improvements?
Describe the space and the constraint that worries you most. You’ll get a realistic read on budget, schedule and approach — not a sales pitch.