Commercial property owners and landlords
You need a build-out delivered on the lease date, within the allowance, without becoming your weekly problem.
Tenant Improvements
Build-outs delivered on the date the lease says they will be.
Leeway handles tenant improvement work for commercial landlords and tenants — space build-outs, demising, refreshes, and compliance work — with permits, schedule, and budget managed in one place.
Get a Free Scope ReviewA TI is a lease obligation with a construction schedule attached.
The risk in tenant improvement work is rarely the construction. It is the gap between what the lease promised, what the allowance covers, and what the drawings actually require — discovered three weeks before the tenant expects keys.
We price early and honestly from a space plan, flag the items that will drive cost, and identify long-lead materials before they become the reason the date moves. Permitting gets started early, not after demolition.
Then we build it in an occupied building the way it has to be built: protected corridors, coordinated elevator and loading access, dust and noise managed, and other tenants able to run their businesses.
Who this is for
Built for the people responsible for the asset.
Asset managers
You need TI spend controlled and reported consistently across a portfolio of leases.
Property management companies
You need a contractor who communicates with tenants professionally and keeps the rest of the building operating.
Tenants building out space
You have an allowance, a drawing set, and an opening date. We help you get all three to line up.
Properties we serve
- Office suites and floors
- Retail and storefront spaces
- Medical and dental offices
- Light industrial and flex space
- Mixed-use ground-floor retail
- Warehouse and service space
- Multifamily leasing and amenity spaces
- Shared and coworking space
Scope of work
Demolition through final inspection.
Shell and structure
- Selective demolition
- Framing, demising walls, and partitions
- Structural modifications and openings
- Storefront and entry modifications
- Insulation and sound attenuation
Systems coordination
- Electrical distribution and lighting
- Plumbing and restroom build-outs
- HVAC distribution coordination
- Fire protection and alarm coordination
- Data and low-voltage rough-in
Finishes and closeout
- Drywall, taping, and paint
- Flooring and ceiling systems
- Doors, frames, and hardware
- Millwork and casework
- ADA compliance and final inspections
Why owners choose Leeway
Budget clarity early, delivery date protected.
Honest pricing up front
Budget pricing from the space plan so allowance negotiations happen with real numbers, not optimistic ones.
Permits handled
We manage permitting and inspections in Washington and Oregon jurisdictions and close the permit out properly.
Occupied-building discipline
Corridor protection, off-hours work, dust and noise control, and coordinated access keep other tenants operating.
Schedule reported honestly
If something is going to move the date, you hear it while there is still time to react.
How it works
From space plan to keys.
- 01
Review and budget
We review the space plan or drawing set, flag cost drivers and long-lead items, and provide early budget pricing.
- 02
Permit and procure
Permitting is submitted and long-lead materials are ordered while final details are being resolved.
- 03
Build the space
Trades are sequenced, the building stays operational, and progress is reported to landlord and tenant.
- 04
Inspect and deliver
Final inspections, punch list, and closeout documents completed so the space is delivered ready to occupy.
FAQ
Questions owners and managers ask us.
Can you price a TI before the lease is signed?
Yes. Early budget pricing from a space plan helps you negotiate the allowance with real numbers instead of a guess you have to live with later.
Do you work from an architect's drawings?
Regularly. We build to stamped drawings, flag constructability issues early, and coordinate with the design team rather than building around a problem.
Can you work in a building with other tenants operating?
Yes. Off-hours work, dust and noise control, shared corridor and elevator coordination, and protected access are standard on occupied buildings.
Who handles permits and inspections?
We do, in both Washington and Oregon jurisdictions, including scheduling inspections and closing out the permit for your records.
How do you keep a TI on schedule when a lease date is fixed?
Long-lead items are identified and ordered at the start, the schedule is built backward from the delivery date, and slippage gets reported early rather than at the end.
Related services and pages
Stop chasing contractors. Start trusting one.
Tell us about the asset and the scope. We'll walk the site, define the work, and come back with a budget you can underwrite.