Quick answer
A tenant improvement (TI) permit covers the build-out of a commercial space inside an existing building. It usually needs a floor plan with exits and occupant load, accessibility details, reflected ceiling and finish plans, mechanical, electrical and plumbing drawings, and structural design for any new openings, heavy equipment or rooftop units. Most landlords must approve the drawings before you submit.
Most leases hand you either a shell space with bare walls and stubbed utilities, or a second-generation space from a previous tenant. Either way, the work to make it yours needs a permit, and the drawings decide how fast you open.
Shell space or second-generation space?
A shell space needs everything designed: walls, ceilings, restrooms, lighting, HVAC distribution and power. A second-generation space may let you reuse restrooms, ductwork and electrical service, which saves time if they fit your use. If your use is different from the previous tenant’s, read change of use permits first.
The TI drawing list
- Architectural: floor plan, wall types, doors, occupant load, exit paths, restrooms and accessibility details
- Mechanical: HVAC distribution, ventilation for the number of occupants, exhaust for restrooms or special rooms
- Electrical: lighting, power, panel schedules, emergency lighting and exit signs
- Plumbing: fixtures, water heater, and connections to existing lines
- Structural: new openings in walls or floors, heavy equipment, storage, signage or rooftop units
- Energy compliance for new lighting and HVAC
Landlord approval comes first
Most leases require the landlord or property manager to approve your drawings, often against a tenant criteria manual covering storefronts, signs, roof penetrations and contractors. Ask for that manual early so your drawings satisfy both the landlord and the building department in one pass.
What slows TI permits down
- Occupant loads and exit widths that do not match the layout
- Missing accessibility upgrades to restrooms and entrances (see the 20% path-of-travel rule)
- HVAC not rebalanced for the new layout
- Rooftop equipment added without a structural check
Cost and turnaround
Commercial TI packages with several disciplines fall in our full approval tier, from $1,999 as a fixed fee. Smaller scopes, such as a structural letter or a single-discipline review, cost less. See pricing and MEP engineering.
What to send us
- Address and suite number, and the previous use of the space
- Landlord’s base building drawings and tenant criteria, if available
- Your layout or sketch, staff count and equipment list
- Photos of the space, ceiling, electrical panel and restrooms
Common questions
Do I need a permit for an office build-out?
Yes, for new walls, electrical, plumbing or HVAC changes. Paint, carpet and furniture alone usually do not need one.
Who pays for tenant improvement drawings?
It depends on the lease. Many landlords offer a TI allowance that covers part of design and construction.
How long does a TI permit take?
Simple build-outs often take a few weeks of review. Complex uses, such as medical or food service, take longer.
Do I need an architect or an engineer?
Many jurisdictions accept engineer-sealed drawings for small TIs, while larger or assembly uses often need an architect. We confirm what your department requires before quoting.