Commercial Tenant Improvement and Leasehold Renovation Specialists Across Ontario
These projects involve reconfiguring layouts, updating finishes, and integrating modern technology within traditional office environments. Scope includes cubicle installations, private office construction, meeting rooms, and common area upgrades.
Focused on creating an engaging customer experience, retail TIs include custom storefronts, display areas, changing rooms, and point-of-sale integrations. Material selection and lighting are critical for brand presentation and customer flow.
Requiring specialized infrastructure for clinics, dental offices, or diagnostic centres, medical TIs prioritize sterile environments, advanced plumbing, precise electrical systems, and accessibility. Compliance with healthcare regulations is paramount for these sensitive builds.
This subtype focuses on constructing administrative and operational office spaces within larger industrial or warehouse facilities. Projects often include robust finishes, specialized data cabling, and integration with industrial processes.
Complex builds involving commercial kitchens, dining areas, bar setups, and specialized ventilation and plumbing systems. Restaurant TIs require strict adherence to health codes and fire safety regulations, alongside aesthetic design for ambiance.
Designed for innovation and collaboration, tech office TIs feature open-concept layouts, advanced data infrastructure, acoustical treatments, and flexible workspaces. Integration of smart building technologies is common to support dynamic work environments.
These projects focus on creating sophisticated and secure environments for legal firms, financial advisors, or consulting agencies. Emphasis is placed on private offices, secure filing systems, soundproofing, and high-end finishes that convey professionalism.
Transforming existing spaces into flexible, shared office environments with diverse workspace options, meeting rooms, and common amenities. These TIs prioritize modularity, robust IT infrastructure, and attractive communal areas.
This involves selectively removing existing walls, ceilings, flooring, and non-load-bearing elements to reconfigure the space. Structural modifications, if required, ensure the building can accommodate new layouts or heavy equipment.
Installation or modification of heating, ventilation, and air conditioning systems to ensure optimal climate control and air quality for the tenant's specific operations. This includes ductwork, diffusers, and specialized exhaust systems for kitchens or labs.
Complete electrical system upgrades, including new wiring, panels, outlets, and data cabling to support all operational equipment and technology. Custom lighting design and installation create the desired ambiance and functionality.
Installation or relocation of plumbing lines for new washrooms, kitchenettes, medical facilities, or specialized equipment. This includes fixtures, drains, water heaters, and ensuring all installations meet health and accessibility codes.
Application of flooring, painting, wall coverings, and ceiling systems to define the aesthetic and durability of the space. Custom millwork, such as reception desks, cabinetry, and shelving, provides functional and branded elements.
Implementation of features to ensure compliance with the Accessibility for Ontarians with Disabilities Act (AODA) and the Ontario Building Code. This includes accessible washrooms, ramps, wider doorways, and integrated fire suppression systems.
| Project Subtype | Size Range | Low (per sq ft) | Mid (per sq ft) | Premium (per sq ft) |
|---|---|---|---|---|
| Office TI | 500 - 50,000 sq ft | $40 | $75 | $120 |
| Retail TI | 500 - 20,000 sq ft | $50 | $90 | $150 |
| Medical TI | 1,000 - 15,000 sq ft | $90 | $140 | $180 |
| Industrial Office Fit-Out | 1,000 - 10,000 sq ft | $45 | $80 | $130 |
| Restaurant TI | 1,500 - 8,000 sq ft | $100 | $150 | $180+ |
| Tech Office | 2,000 - 30,000 sq ft | $60 | $100 | $160 |
| Legal / Professional | 1,000 - 10,000 sq ft | $70 | $110 | $170 |
| Co-Working Conversion | 5,000 - 40,000 sq ft | $55 | $95 | $145 |
This initial phase involves detailed client consultations, site assessments, and developing comprehensive architectural and engineering drawings that align with the tenant's vision and operational needs.
Once designs are finalized, we manage the submission of all necessary documentation to municipal authorities for building permits, zoning compliance, and specialized inspections required for the Tenant Improvement project.
The physical transformation begins with the safe demolition of existing non-structural elements, followed by the installation of new framing, and rough-ins for electrical, plumbing, and HVAC systems according to the approved plans.
This phase focuses on the aesthetic and functional completion of the space, including drywall, painting, flooring installation, millwork, lighting fixtures, and the installation of all specialized equipment and tenant-specific finishes.
Final inspections, system testing, and commissioning ensure all installations are fully operational and compliant with regulations. The project concludes with a thorough walkthrough and official handover to the satisfied tenant.
A tenant improvement allowance (TIA) is a landlord contribution toward the cost of fitting out a leased space. TIAs in Ontario commercial leases range from $20-$80+/sq ft for office space depending on lease term, market conditions, and tenant creditworthiness. The TIA is typically paid as a reimbursement against invoices, or as a landlord-performed work scope defined in the lease. Tenants are responsible for costs exceeding the TIA.
Permit responsibility depends on the lease. In most Ontario commercial leases, the tenant is responsible for obtaining building permits for their fit-out work, with the landlord's cooperation (as the property owner, the landlord must typically sign permit applications). Some landlords prefer to manage the permit process themselves. The contractor typically prepares and submits drawings and manages the permit process on behalf of the tenant.
For a typical office TI of 5,000-15,000 sq ft: design and permit takes 4-8 weeks, construction 6-12 weeks, and total occupancy is typically 10-20 weeks from lease signing. Fast-track programs using pre-approved permit drawings and modular systems can compress timelines. Tenants with hard opening dates (retail, restaurant) should begin design immediately upon lease execution to manage permit processing time.