What does a tenant improvement scope of work include?

It covers the full build-out of a commercial space — demo, framing, MEP, ceilings, finishes, and turnover. It also addresses landlord coordination, building rules, and lease-specific requirements.

Who pays for tenant improvements?

It depends on the lease. Some landlords provide a TI allowance that covers part or all of the build-out cost. Anything above the allowance is typically the tenant's responsibility.

What's the difference between a TI and an office fit-out?

They're very similar. Tenant improvement is the broader term used in commercial real estate. Office fit-out specifically refers to building out an office space. The scope and process are essentially the same.

Do I need landlord approval for TI work?

Almost always. Most commercial leases require the landlord to approve the plans, the contractor, and the insurance before construction begins. Check your lease for specifics.

Can I modify this template?

Yes. Every TI project is different. Adjust the scope for your space type — a simple office build-out will look very different from a restaurant or medical office.

Tenant Improvement Scope of Work Template | Free Download 2026

Tenant improvements are a different animal than ground-up construction. You're working inside an existing building, coordinating with the landlord, and dealing with whatever surprises the existing conditions throw at you. This template covers the full TI process — demo of the existing space, new construction, mechanical and electrical work, finishes, and closeout. It works whether the tenant or the landlord is managing the build-out. Adjust it for your specific space and lease requirements, and you'll have a clear scope that keeps the project on track.

Project Overview

This scope covers tenant improvement construction including demolition of existing conditions, new partition walls, ceiling systems, MEP modifications, finish work, and coordination with the landlord and building management.

Typical Projects Include:

Office tenant build-out
Retail store fit-out
Restaurant tenant improvement
Medical or dental office build-out
Warehouse-to-office conversion
Co-working space build-out

Scope of Work

Pre-Construction & Demo

Task	Description
Existing Conditions Survey	Document existing conditions — walls, ceilings, MEP locations, and any damage or deficiencies.
Landlord Coordination	Review the lease for construction requirements, building rules, insurance needs, and landlord approvals.
Demolition	Remove existing partitions, ceilings, flooring, and fixtures as required for the new layout.
Permitting	Pull building permits for the TI work. Coordinate with the building's code compliance requirements.

Construction

Task	Description
Framing & Drywall	Build new partition walls per the floor plan. Install drywall, tape, and finish to specified level.
MEP Rough-In	Modify or extend mechanical, electrical, and plumbing systems to serve the new layout.
Ceiling & Lighting	Install new ceiling grid, tiles, and light fixtures. Coordinate with fire sprinkler modifications.
Finishes	Install flooring, paint walls, mount hardware, and complete all finish work per the design.

Closeout & Turnover

Task	Description
Punch List	Walk the space with the tenant and create a punch list. Complete all items before turnover.
Final Inspections	Pass all required building inspections and obtain the certificate of occupancy or tenant approval.
Space Turnover	Clean the space, deliver keys, and turn the space over to the tenant for move-in.
Closeout Documents	Provide as-built drawings, warranties, and equipment manuals to the tenant and landlord.

Timeline & Milestones

TI timelines depend on the size and complexity of the build-out. A simple office might take 4-6 weeks; a restaurant or medical office can take 3-6 months.

Phase	Duration	Description
Pre-Construction & Demo	1-3 weeks	Permitting, landlord coordination, and demolition of existing conditions.
Construction	3-16 weeks	Framing, MEP, ceilings, and finishes. Duration depends on scope and complexity.
Closeout & Turnover	1-2 weeks	Punch list, inspections, cleaning, and space turnover.

Roles & Responsibilities

Tenant / Owner's Representative

•Provide approved plans and design documents
•Coordinate lease requirements with the landlord
•Make timely decisions on finishes and selections
•Process payments per the agreed schedule

TI Contractor

•Manage the build-out from demo through turnover
•Coordinate with building management for access, shutdowns, and hot work permits
•Ensure all work meets building standards and code requirements
•Maintain a clean and safe work environment within the building
•Complete punch list and deliver closeout documents

Materials & Equipment

Construction Materials

•Metal studs and drywall
•Ceiling grid and tiles
•Flooring materials per design specs

MEP Materials

•Electrical wire, conduit, and devices
•HVAC ductwork and diffusers
•Plumbing fixtures and piping (if applicable)

Finishes

•Paint, trim, and wall coverings
•Door frames, doors, and hardware
•Millwork and specialty items per design

Quality Control Standards

Design Compliance

All work matches the approved design documents and finish specifications.

Building Standards

Work meets the landlord's building standards and any lease-specific construction requirements.

Clean Transitions

New work ties cleanly into existing building conditions — walls, ceilings, and floors.

Safety Protocols

Building Rules

Follow the building's construction rules — work hours, elevator use, debris removal, and noise restrictions.

Hot Work Permits

Obtain hot work permits from building management before any welding, cutting, or soldering.

Fire Protection

Maintain fire protection systems during construction. Coordinate sprinkler impairments with the building engineer.

Project Documentation

Signed contract and scope of work
Approved plans and specs
Building permits
Landlord approval letters
Submittals and finish selections
Change orders
As-built drawings
Warranties and closeout package

Financial Terms

Payment Structure

TI projects are typically structured as lump-sum contracts with progress payments tied to milestones or monthly billing.

Terms & Conditions

•Deposit due at contract signing (typically 10-20%)
•Progress payments tied to milestones — demo complete, rough-in complete, finishes complete
•Retainage of 5-10% held until punch list completion
•Change orders approved in writing before work begins
•Final payment due after space turnover and closeout

Acceptance Criteria & Sign-Off

The project is considered complete when the following criteria are met:

1All work completed per approved plans and design documents
2All building inspections passed
3Punch list items completed
4Space is clean and ready for move-in
5Closeout documents delivered to tenant and landlord
6Certificate of occupancy or tenant acceptance issued

Frequently Asked Questions

Ready to Use This Tenant Improvement Template?

Fill in your project details and download a professional, customized scope of work PDF in seconds.

Tenant Improvement Scope of Work Template