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A Guide to the Ideal Tenant Improvement Process

Updated: Sep 16

By Steven Austin, Architect, Tiscareno 


Starting a Tenant Improvement (TI) project can feel daunting, but understanding the process can make it much smoother. A well-executed TI project ensures that your space not only meets your needs but also reflects your brand and values. Here’s a breakdown of what an ideal TI process looks like and what you can expect along the way. 


Initial Consultation and Site Visit   

One of the first steps in a successful TI project is a thorough site visit. While technology offers virtual solutions, there’s no substitute for physically measuring the space. This hands-on approach ensures that every detail is captured accurately, setting the stage for a successful project. If there are as-builts, those are provided to the architect. The architect will then investigate zoning and the permit process so a timeline can be developed. 


Responsiveness is also key; a proactive team will keep you updated throughout this initial phase. 


Preliminary Test Fit   

Before diving into detailed planning, a preliminary "test fit" is conducted. This involves reviewing the existing space layout to determine if your needs can be accommodated. It’s a quick, initial study to see if the space can work for your program—such as fitting the required number of offices or a lobby. This step helps you decide whether to move forward with lease negotiations. 


Lobby for an office TI in South Lake Union, WA

Design and Permitting   

Once a letter of intent is signed, the design phase begins in earnest. An architect will take the lead, developing detailed drawings and starting the permitting process as soon as possible. At this stage, the project manager may step back slightly, focusing more on administrative tasks and supporting the architect where needed to keep the project on track and within budget. 


Project Management and Roles   

In a TI project, the roles are clear but flexible. The Project Manager (PM) is heavily involved at the beginning, helping to establish the project scope and securing contracts. As the project progresses, the Project Architect often takes the lead, becoming the main point of contact. The PM remains involved behind the scenes, ensuring that everything runs smoothly, handling invoicing, and stepping in as needed. 

 

Collaboration with Consultants and Contractors   

Early involvement of contractors is crucial. Getting a contractor on board from the start can prevent costly surprises down the road. Early collaboration helps align the design with budget constraints and avoids the disappointment of having to scale back plans due to unforeseen costs.  


Design and Branding   

For smaller clients, especially those without national brands, the TI process also involves branding. Our team works closely with clients to understand their brand vision and integrate it into the design. Whether the client has a well-defined brand or is still discovering it, we’re here to ensure the final space reflects their identity. 


At Yellow Bee Market in Yesler Terrace we incorporated the honeycomb shape in various areas to align with the owner's branding.

Construction and Completion 

Finally, with all plans approved and permits in place, construction begins. During this phase, the architect continues to oversee the work, ensuring that the project is executed as designed. Close communication among the client, architect, and contractor remains vital to address any issues promptly and keep the project on schedule. 


Conclusion   

The TI process follows a similar structure to a typical architectural project but is often more condensed and budget conscious. By emphasizing early site visits, proactive communication, and close collaboration between all parties, we strive to make each TI project a success. Whether you're refreshing an office or transforming a retail space, we’re dedicated to delivering a space that meets your needs and exceeds your expectations. 

 

Questions? Please reach out to Steven Austin. Stevena@tiscareno.net


Steven Austin

With 30 years of industry experience with an emphasis on multifamily and mixed-use developments, Steven provides knowledge and expertise from schematic design to construction administration.


A graduate of Tulane University with a Master’s in Architecture, Steven served as the project manager for Redmond Square, as well as The Millwright, a mixed-use currently under construction near the Fremont Bridge.

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