Design that opens on time. Every time.
Commercial tenant improvements have one thing in common: an opening date. ADU PALS handles TI design and permitting with the discipline that timeline requires — landlord coordination, code compliance, and construction handoff that lets you open when you planned.
What's included
Every TI is unique — but every landlord and every city expects the same package. We deliver it clean, complete, and on time.
- 01 Landlord + lease-language review
- 02 Test-fit + space planning
- 03 Full architectural TI drawings
- 04 Structural, Title 24, MEP, ADA compliance
- 05 City permit submission + landlord approval package
- 06 Contractor bid coordination
- 07 Construction admin through opening
How TI projects work
Test-fit + scope
We visit the space, review your lease, and confirm the design can meet your timeline.
Design
Space plans, elevations, MEP coordination, ADA compliance, material selections.
Landlord + permit
Parallel-track landlord approval and city plan check. We manage both.
Build to open
Construction admin, RFIs, punch, opening.
Common questions
01 What is a tenant improvement (TI)?
A TI is any interior build-out of a leased commercial space — office, retail, restaurant, medical. Landlords typically require design approval; cities require a building permit. Both timelines have to align with your opening date.
02 How much does a commercial TI cost?
Design + engineering typically run $8–$18/sqft. Construction runs $80–$250/sqft depending on use (office lowest, restaurant/medical highest). A 3,000 sqft office TI generally lands $250K–$450K delivered.
03 Who pays for the TI — landlord or tenant?
Depends on the lease. Most commercial leases include a TI allowance ($20–$80/sqft is common in SD). Anything above that comes from the tenant. We help you unpack the lease during test-fit.
04 How long does a TI take?
For a straightforward office TI: 4–8 months from lease signing to opening. Restaurant, medical, or heavily-permitted uses can run 10–14 months.
05 Do you work with landlords directly?
Yes. Most TIs require landlord design approval before city submission. We prepare landlord approval packages that clear approvals fast.
Often paired with this.
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Learn more →Have a TI on the clock?
Free test-fit call. We tell you if we can hit your opening date.