Tenant Improvement Allowance Calculator (TI / TIA, 2026)

Tenant improvement allowance (TI or TIA) on a 5-year Class A office lease in 2026 runs $50 to $90 per square foot, with first-generation white-box retail at $80 to $150 and restaurants at $80 to $180 due to grease trap, hood, and gas line premiums. About 10% of TI dollars go unused at lease commencement because tenants didn't track the spend or didn't know the deadline to draw down.

TL;DR

A tenant improvement allowance is a credit landlords give tenants to fund interior buildout. It's expressed as $/SF, paid either as a reimbursement after invoice submission or as a direct vendor payment. Per LoopNet's TIA guide, the 2026 TI ranges by property type and term: Class A office $50 to $90/SF on 5+ year leases, Class B $25 to $50, retail second-gen $30 to $70, retail first-gen $80 to $150, restaurant $80 to $180, industrial $5 to $15. Always negotiate a "convert unused TI to base-rent reduction" clause; landlords routinely accept it but few tenants ask.

What TI covers (and what it doesn't)

TI covers landlord-side build-out work the tenant directs. Standard inclusions:

Demising walls and partition construction
Flooring, ceiling, and wall finishes
Lighting and electrical above base building
HVAC distribution (above base building zone allocation)
Restroom build-out (if not standard)
Glass, doors, hardware
Fire suppression (if not standard)
Architect and engineer fees (often 5 to 8% of total construction)

Standard exclusions, the tenant pays out of pocket:

Cabling and IT infrastructure (often paid separately by tenant)
Furniture, fixtures, equipment (FF&E): desks, chairs, copiers
Specialty equipment: kitchens, lab equipment, server rooms above base spec
Tenant signage (sometimes)
Permits and city fees (sometimes)

Read the lease's "Work Letter" exhibit for the precise TI scope. The Work Letter is where buildout disputes happen.

TI benchmarks by property type and term (Q1 2026)

Property type	Term	Typical TI ($/SF)	Notes
Class A office	5 yr	$50 to $80	Major metros, second-gen space
Class A office	7 to 10 yr	$70 to $100	Longer term unlocks higher TI
Class A office (first-gen)	10 yr	$90 to $130	Greenfield space
Class B office	5 yr	$25 to $50	Lower-cost finishes
Class B office	10 yr	$40 to $70
Retail (second-gen)	5 yr	$30 to $70	Low if minimal change of use
Retail (first-gen white-box)	7 to 10 yr	$80 to $150	Major buildout from shell
Restaurant / QSR	7 to 10 yr	$80 to $180	Grease trap + hood + gas line
Industrial / warehouse	5 yr	$5 to $15	Gray-shell delivery is norm

Source: LoopNet TIA guide and Bhumi 2026 TI benchmarks.

How TI is paid

Three structures, most common to least:

Reimbursement model: tenant pays vendors directly, submits invoices, landlord reimburses up to TI cap within 30 to 60 days. Most common for office.
Direct vendor pay: landlord pays vendors directly up to TI cap; tenant submits approved invoices to landlord for issuance of payment. Common for retail and restaurant.
Rent abatement: landlord credits TI value as additional free rent rather than cash. Less common; net economically equivalent.

The TI is not a cash check to the tenant. It funds buildout, and unused TI dollars typically expire at a deadline (often lease commencement + 12 months).

The TI clause asks (in priority order)

Convert unused TI to base-rent reduction. About 10% of TI dollars go unused. A clause that converts unused TI to a base-rent credit captures the value. Many landlords accept; few tenants ask.
Drawdown deadline of 18 to 24 months from lease commencement. Standard is 12 months which is too aggressive for first-time tenants who hit permitting delays.
TI dollars amortized as additional rent only if drawn. If you don't use the TI, you don't owe additional rent.
No interest on TI amortization (or capped at landlord's cost of capital, not retail rate).
TI can fund tenant-selected vendors, not landlord-affiliate construction. Affiliate-vendor markup is a real risk.
Architect and engineer fees included in TI cap (otherwise A&E often runs $5 to $8/SF over the construction TI).

How TI interacts with base rent

In many lease structures, the landlord amortizes the TI cost into base rent as an "amortization rent" line item. Effectively, the tenant pays back the TI over the term with interest. This is structurally similar to a tenant loan from the landlord at the landlord's cost of capital.

Math: $80/SF TI, 5-year term, 7% landlord discount rate. The TI amortization rent works out to roughly $19/SF/yr added on top of base rent if landlord wants to fully recoup TI plus return.

If the lease quotes "free TI" without amortization rent, the TI is fully baked into the headline base rent. Either way, the tenant pays for the TI; the structure determines whether it's transparent or hidden.

Buildout overage above the TI allowance

TI rarely covers a high-quality buildout. Realistic 2026 buildout costs (per JLL Office Fit-Out Cost Guide):

Class A office, basic finish: $80 to $130/SF
Class A office, high-end finish: $130 to $200/SF
Restaurant, full kitchen + dining: $250 to $500/SF
Lab space (life science): $400 to $800/SF
Retail, white-box to flagship: $100 to $300/SF

If the TI allowance is $80/SF and your buildout costs $130/SF, you owe $50/SF out of pocket. For a 5,000 SF office, that's $250,000 of tenant capital before opening.

TI accounting (for your CFO)

Per FinQuery TI accounting guide and ASC 842:

Reimbursement TI: lessee initially capitalizes the leasehold improvement at cost; landlord reimbursement is treated as a reduction of right-of-use asset and lease liability.
Lease incentive treatment: TI is a "lease incentive" under ASC 842, which reduces the right-of-use asset on the balance sheet.
Amortization period: leasehold improvements are amortized over the shorter of the lease term or the asset's useful life.

Have your CFO or external auditor review the specific accounting treatment for your TI structure.

Frequently asked questions

What is a tenant improvement allowance?

A tenant improvement allowance (TI or TIA) is a credit the landlord provides to fund the tenant's interior buildout. Expressed as $/SF, paid either as reimbursement after invoice submission or direct vendor pay. TI typically covers demising walls, finishes, lighting, HVAC distribution, and similar landlord-side buildout work.

How much TI should I get on a 5-year office lease?

For Class A office in major US metros in 2026: $50 to $80/SF. For Class B: $25 to $50/SF. Higher term unlocks higher TI; a 10-year deal often gets $70 to $100/SF for Class A. First-generation space gets the highest TI because the buildout cost is highest.

Does TI cover furniture and equipment?

Standard TI excludes furniture, fixtures, and equipment (FF&E). The tenant pays for furniture, computers, servers, and specialty equipment out of pocket. Some leases negotiate "TI can fund up to 20% FF&E" but it's not standard.

Is TI taxable income to the tenant?

Generally no, when structured as a "lease incentive" under standard tax treatment. The TI reduces the leasehold improvement basis rather than being treated as income. Consult your CPA on your specific structure; exceptions exist for cash payments and TI unrelated to tenant improvements.

What happens if I don't use all the TI?

Standard lease language: unused TI expires at the drawdown deadline (commonly 12 months from lease commencement). Always negotiate "convert unused TI to base-rent reduction" so the value isn't lost. About 10% of TI goes unused at commencement.

How is TI amortized into rent?

Many landlords add an "amortization rent" line item that recovers the TI cost plus the landlord's cost of capital over the lease term. For $80/SF TI, 5-year term, 7% discount rate, the amortization rent is roughly $19/SF/yr. Effectively a tenant loan from landlord. Negotiate the discount rate.

Can I negotiate TI cap on a lease renewal?

Yes, but renewal TI is typically much smaller because the tenant's space is already built out. Renewal TI in the $5 to $20/SF range is realistic for a 5-year renewal; landlords expect minor refresh, not full re-buildout.

What's the difference between TI and a buildout allowance?

They're often used interchangeably, but technically a "buildout allowance" can be broader (sometimes including FF&E and consultant fees) while TI is strictly construction-side. Read the lease's Work Letter exhibit for the precise scope.

Related calculators

Pillar: All-in commercial lease cost calculator for total TCO with TI included
NNN lease calculator (TI works the same in NNN and gross leases)
CAM charges calculator

Related guides

Sources

LoopNet Tenant Improvement Allowance Explained accessed 2026-05-02
Bhumi Calculator 2026 Tenant Improvement Costs accessed 2026-05-02
FinQuery Tenant Improvement Allowance Accounting accessed 2026-05-02
JLL Office Fit-Out Cost Guide accessed 2026-05-02

Not financial or legal advice. Estimates based on publicly available market data and broker reports. Commercial real-estate is highly local and deal-specific. Consult a licensed commercial real-estate broker and a real-estate attorney before signing any lease.

This is a syndicated post. Original article + interactive calculator: https://llcformationcost.com/tenant-improvement-allowance-calculator//