Service · General contractor or sub
Build-outs in leased commercial space, structured around your tenant-allowance dollars and your lease's reinstatement clauses. We work the financial side as carefully as the construction side — you only pay capital expenditure dollars on capital expenditure work.
Leasehold improvements are tenant improvements seen from the lease and accounting side. The work is the same — demo, framing, MEP, finishes — but the framing matters. The landlord is paying part of it through a TI allowance ($30 to $80 per square foot is typical in the GTA right now). Your accounting team needs the cost split between leasehold improvements (capitalized, amortized over the lease term) and operating expenses (fully expensed). Your lease has a reinstatement clause that may require you to remove what you build at lease end.
We bid these projects with a costed scope that lines up with your TI allowance, a clean capital-vs.-operating cost classification, and an explicit reinstatement plan. We coordinate permitting under the landlord's building permit umbrella where applicable, work with the base-building HVAC, electrical and life-safety systems, and document the work for both your records and the landlord's hand-back inspection.
Construction is half the work. Lease and accounting alignment is the other half.
Leasehold work happens in two ways. We do both.
We run the whole leasehold improvement project — pricing, permitting, demolition, all trades, finishes, hand-back. One contract, one schedule, one accountable party. Most of our leasehold work is done this way for repeat tenants and for property managers who place us on TI projects.
When another GC runs the project but needs a specialty crew — concrete, masonry, civil, restoration — we bid as a trade subcontractor. Same crew, same standards, just a different contractual position. Useful for portfolio TI rollouts where one GC is leading the program.
Tell us what you're building. We'll come back within a business day.