Interior Finish Out - Tenant Improvements (TI) - Landlord Improvements (LI)

THREE (3) DAY PERMITTING SERVICES available in San Antonio, Texas

CLIENTS: Tenants, Landlords, Business, Mercantile, Retail, Restaurant, Class A Office, Medical, Clinics, Doctor’s Office

PROJECT TYPES: New construction, first time finish out, renovations and redevelopment.


There are several synonymous terms for Tenant Improvements that are used within the real estate and construction industry. The use of these terms are not necessarily interchangeable and can be confusing if not used properly. These terms include Tenant Finish, Leasehold Improvements, (TI), Commercial Construction, Interior Improvements, Construction Improvements as well as Commercial Remodeling. The most used term in the industry is Tenant Improvements (TI). The definition of TI can vary slightly as viewed from different Industries. Guajardo and Associates can help you with all of it.


Modifications of a commercial space made by the building owner prior to tenant improvements. Landlord improvements, also known as white box improvements, are the standardized alterations a building owner makes to commercial space prior to a lease agreement, in order to configure the space for quick turn over to a tenant for Tenant Improvements. These include changes to walls, floors, ceilings, and lighting, among others.

WHITE BOX, VANILLA BOX, or VANILLA SHELL are terms used for a type of finish out in commercial real estate with an unfinished interior. It typically includes code required ADA restrooms, demising walls, HVAC, and code required electrical. A white box is ready for tenant improvements (TI), which are to be completed once the lease agreement has been negotiated and executed.

Though the finished project may seem like the bare minimum, the process required to achieve this state is far from it.   All components of the space must be up to code and ready for a new interior tenant build out.   Additionally, typically a building permit and other licenses are required, depending upon the jurisdiction of the space.

Guajardo and Associates is a full service architecture and interior design firm. Our approach is collaborative. We first understand your needs and goals then we help you create a design solution tailored specifically for you not a one size fits all solution.

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