Transform Your Commercial Space with Tenant Improvements Table of Contents What are Tenant Improvements? What Qualifies as a Tenant Improvement? Who Pays for Tenant Improvements? Conclusion Call (513) 889-2492 ORDER NOW Tracy Mikulec Tracy Mikulec, a seasoned leader in the digital marketing realm, currently serves as the Director of Digital at SixAxis, a pioneering manufacturer of industrial and commercial safety products from renowned brands like SafeRack, ErectaStep, and Upside. With a career spanning over three decades, Tracy has been at the forefront of digital innovation, ecommerce, and technology strategy. Since January 2015, Tracy has been instrumental in shaping the digital landscape at SixAxis, LLC, based in Andrews, South Carolina. His role involves leading digital strategies and overseeing technological advancements for SixAxis and its diverse portfolio of brands. Apr 04, 2023 Estimated reading time: 4 minutes How Tenant Improvements Can Help You Create the Best Commercial Space for Your Business. From Construction to Stairs, Here’s What You Need to Know! When your business expands and evolves, it is crucial to accentuate your brand, feel distinct, and satisfy your company’s demands. Tenant improvements can help you accomplish these objectives for a modest repair or a more extensive business renovation. What are Tenant Improvements? Tenant improvements are modifications to a rented space to make a building suitable to the tenant’s needs. These can include: Creating an office out of unfinished floor space Installing energy-efficient lighting Building a dramatic staircase between floors Adding new electrical outlets Adding canopies and wheelchair ramps for accessibility Complete interior renovation Replacing rusted, damaged, cracked, and or non-compliant egress stairs What Qualifies as a Tenant Improvement? There are many different types of tenant improvements. Below are some general examples of what is and is not considered a tenant improvement. QualifiedNon-QualifiedConstructing interior walls and ceilingsChanging the flooringBuilding cabinetryAdding electrical lines and plumbingInstalling air conditioningAdding fire protection measuresImproving security, safety, and accessibilityCode Compliance IssuesComputersOffice chairs & furnitureRepaving outdoor walkwayRunning phone and internet cablesUpgrades to a common-use elevatorLegal fees or consultantsMoving expensesEquipmentSignage*Non-Qualified – Unless negotiated otherwise Stairs, ramps, and canopies engineered for tenant improvements. With our expert team, we specialize in designing and installing custom solutions that not only enhance the aesthetic appeal of your building but also ensure compliance and safety. Learn more about our products Who Pays for Tenant Improvements? In most cases, the costs of tenant improvements are shared between the landlord and the tenant. There are several typical setups for paying for tenant improvements, including: Tenant Improvement Allowance (TIA) Building Standard Allowance (BSA) Turnkey job Rent discounts Tenant Improvement Allowance (TIA) The tenant improvement allowance is the money the landlord will spend on renovations to the leased property. The lease often states this cost and likely a set payment or a price per square foot. If the cost of the improvements exceeds the TIA, the tenant must pay the difference. Getting at least one or two preliminary construction bids is advisable to avoid unexpected expenses during the negotiation process. For example, accepting an allowance of $18 per square foot may seem like a good deal, but ensuring that the total construction cost does not exceed the allowance is essential. What is an Average Tenant Improvement Allowance? The market, lease term, credit rating, and the type of space effects TIA, but landlords typically offer an allowance of $25-$40 per square foot for a new space (aka shell condition or first-gen) and $20 or less for a space that has been previously occupied (second-gen). Higher-end markets have tenant improvement packages. For example, the NYC market is around $48 RSF* and $60-80 RSF for the Los Angeles market**. How Do You Calculate a TI Allowance? The Tenant Improvement Allowance (TIA) is typically given based on the commercial space’s rental square feet (RSF). To calculate the Tenant improvement allowance, multiply the RSF by the TI allowance you have negotiated. (Example: 5,000 RSF x $15 RSF = $75,000) Sources: austintenantadvisors.com | *us.jll.com | **myelisting.comTools: Tenant Improvement Amortization Calculator Building Standard Allowance (BSA) With a building standard allowance (BSA) a specified leasehold improvements they are willing to pay their tenants. With a BSA, the landlord is responsible for any cost overruns rather than the tenant. If your business requires tenant services not included in the BSA, you must pay for them yourself. Many landlords offer a building standard allowance (BSA) or a package of specified leasehold improvements they are willing to pay their tenants. With a BSA, the landlord is responsible for any cost overruns rather than the tenant. If your business requires tenant services not included in the BSA, you must pay for them yourself. Turnkey Job Building standard allowance (BSA) is a package of specific leasehold improvements landlords often provide tenants. This offering covers the cost of these improvements, and the landlord, not the tenant, bears any cost overruns. However, the tenant is responsible for paying services not part of the BSA. Rent Discounts Occasionally, landlords may offer a rent discount or waive rent entirely for tenants during leasehold improvement projects. However, the tenant remains responsible for any additional costs associated with the project and has full control over its execution. Conclusion Whether you require improvements like stairs, wheelchair ramps, canopies, or other types of tenant services, tenant improvements can help you create the best commercial space for your business. Upside’s skilled technicians, engineers and access experts can provide years of experience to help your business meet its lease improvement needs. Call (513) 889-2492 ORDER NOW StairsTools & Resources Types of Stairs for Commercial and Industrial Use Read More » June 7, 2022 Stairs Maximizing Space with Innovative Mezzanine Floors Read More » November 26, 2023
