Step 1: Define landlord work vs tenant work
Before measuring anything, read the work letter or tenant criteria. It usually spells out:
- What the landlord delivers (shell condition, restrooms, base HVAC, sprinkler mains)
- Building standard materials the tenant must use (ceiling tile, doors, hardware, lighting)
- Who pays for utility upgrades, roof penetrations and after-hours engineers
- Required contractors (some buildings require their own fire alarm or controls vendor)
Pricing work that the landlord already provides, or missing work that is yours, is the most common TI mistake.
Step 2: Demolition and existing conditions
Second-generation spaces need demolition of old walls, ceilings, flooring, cabling and MEP. Walk the space if you can, and carry allowances for hidden conditions above the ceiling.
Step 3: Framing, drywall and ceilings
- Partitions by type and height (full height to deck vs to ceiling)
- Demising and rated walls, with firestopping
- Acoustic insulation where specified
- ACT ceilings, drywall soffits and bulkheads
- Blocking for casework, TVs and accessories
Step 4: Doors, millwork and specialties
- Doors, frames and hardware by type from the door schedule
- Break room and reception millwork
- Restroom accessories, signage and fire extinguisher cabinets
Step 5: MEP
- HVAC: relocating diffusers, new VAV boxes, controls, test and balance
- Plumbing: break room sinks, new restrooms, connections to existing risers
- Electrical: power and data outlets, lighting, controls, panel capacity
- Fire protection: relocating sprinkler heads (often by the building's sub)
- Fire alarm: new devices tied into the building system
Step 6: Finishes
Carpet, LVT, tile, paint, wall coverings and base, measured by room from the finish plan and schedule. Include floor preparation, which is often heavy in older spaces.
TI items most often missed
- After-hours work and building engineer fees
- Elevator protection and loading dock scheduling
- Floor leveling under new flooring
- Patching existing walls and ceilings outside the work area
- Permit, plan review and inspection fees
- Final cleaning and punch list
Get a TI estimate
Premium Estimating prepares tenant improvement and renovation estimates for GCs and subcontractors, organized by CSI division with marked-up plans. See our renovation and TI estimating service or send us your plans.