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  • Commercial Construction

We handle TI work for office and retail.

Tenant improvements, suite turnovers, common-area refreshes, and build-outs for office and retail properties. Multi-tenant portfolios where TI allowances, broker handoffs, and tenant transitions are part of how the work gets scoped and run. From single buildings to portfolio rollouts across multiple sites.
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  • The Ironstone Approach

Tenant improvements that fit the lease

Office and retail TI work has its own rhythm. The TI allowance is set in the lease before we see the scope. The broker is in every conversation. Move-in dates drive the schedule. And the construction work has to fit inside that whole arrangement.

This kind of work fits our wheelhouse on both single-building projects and multi-property portfolios. We work with the broker handoff, the allowance reconciliation, and the tenant-coordination side of these projects as a normal part of how we run them, alongside the actual construction. We do single-suite renovations, multi-suite refreshes, and exterior or common-area work.

You bring us a property and a leasing pipeline. We bring the construction work and the operational coordination that the broker timeline demands.

  • Commercial Construction & Repair

We Know the Challenges Well

  • TI allowance scope mismatches
The lease specifies the TI allowance, the broker conveys the scope, and somewhere in between the actual construction reality gets lost. The result is a scope the tenant signed for that doesn’t match what they need built. We walk the suite with the broker and the tenant before we price it, so the scope on paper matches the work actually getting done.
  • Schedules that slip past move-in
When the lease commences before the suite is ready, the tenant’s already paying rent on space they can’t use, the broker takes the call, and the property manager fields the escalation. We scope and schedule against move-in from the start, with the trade order and lead times mapped before the contract gets signed.
  • Disruption that travels to the tenants in the next suite
TI work in one suite affects the tenants in the suites next door, above, and below. Noise that interrupts a meeting, dust that finds its way through the HVAC, the smell of fresh paint at 9 AM. Those tenants are paying full rent, and they sign renewals based on what the building’s been like to occupy. We plan containment and off-hours work into the schedule from the start, and we coordinate notices through the property manager so neighboring tenants aren’t surprised by activity.
  • Frequently Asked Questions

Common questions on office and retail work

Do you work directly with brokers?
Yes. Most office and retail TI work runs through brokers, and we expect to be in the conversation alongside them through scoping, pricing, and scheduling. We’re comfortable with the standard handoff: the broker brings us the lease and the tenant requirements, we walk the suite, we price it against the TI allowance, and we coordinate the construction schedule against the move-in date. If your broker has a preferred working pattern, we’ll work with theirs.
We price the scope against the allowance from the first walkthrough, and we flag scope items the allowance won’t cover before they become surprises. If the tenant wants finishes or features that exceed the allowance, we price the difference separately so they can decide what to fund out of pocket. The reconciliation paperwork at the end of the project gets handled the way the lease specifies, with documentation the property manager and broker can pass back to the landlord.
Yes, and we expect to. Most office and retail TI work happens in buildings where adjacent suites are occupied by working tenants. We plan containment, off-hours sequencing, and tenant communication into the work from the start, and we coordinate with the property manager on notices and access patterns. The level of operational discipline matches what the rest of the building actually requires.
Most of our office and retail TI work happens in Class B and Class A office buildings, suburban office parks, strip-center retail, and the lighter end of mixed-use commercial. The properties where the property manager runs the day-to-day relationship and tenants sign three- and five-year leases. If your property sits outside that range, send us the scope and we’ll be honest about whether we’re the right fit.
  • Ironstone Services

More Ways We Can Help

Tenant Improvements & Build-Outs

Renovate an existing suite, build out a gray shell, or reconfigure space for a new lease. Interior construction from demo through punch list.
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Architectural Refreshes

Refresh common areas, update finishes in occupied spaces, or roll out a standard across multiple properties. Cosmetic and finish-level renovation in buildings that can’t shut down for the work.
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Commercial & Light Industrial

Build offices into warehouses, reconfigure production floors, or open up walls and roofs for the changes you need. Building-level construction in existing commercial and light industrial properties.
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  • Get in touch

Got an office or retail project coming up?

Tell us about the property, the leasing pipeline, and what’s already in motion. We’ll walk it with you, ask the questions that matter, and come back with how we’d run the work. Whether we’re the right fit or not, you’ll know quickly.
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