# Generic Office Tenant Improvement (TI) Construction Costs

November 4, 2008

Sam Burkhouse, the President of TiCon Construction (408-866-1500; sam@ticon.com) has been kind enough to provide some up-to-date pricing for generic office tenant improvement costs in Silicon Valley. It should be noted that the below numbers are “high level” and actual site conditions, the size of the project, and market forces will all have an effect on final pricing. Contact TiCon for specific pricing. Nonetheless, these numbers should provide smaller tenants with some guideline pricing for standard office improvements.

**Generic pricing table**

Interior Demolition |
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1 | Remove walls that are built under Tbar | L.F. |
X |
$22.00 | = |

2 | Remove walls built through Tbar | L.F. |
X |
$35.00 | = |

3 | Refeed&switch lighting in areas demolished | Room |
X |
$150.00 | = |

4 | Repair wall scars where walls removed | Each |
X |
$190.00 | = |

Cabinets |
|||||

5 | Base and upper cabinets with top, Formica | L.F. |
X |
$395.00 | = |

Doors and Glass | |||||

6 | Door and Frame, Clear maple, 3′ x 7′ | Each |
X |
$810.00 | = |

7 | Door and Frame, Clear maple, 3′ x10′ | Each |
X |
$1,105.00 | = |

8 | Sidelight at doors listed above | Each |
X |
$510.00 | = |

Partitions and Paint |
|||||

9 | Partition wall, 9-10 feet, skip trowel finish | L.F |
X |
$61.00 | = |

10 | Demising wall 16 – 20 feet – average cost | L.F |
X |
$90.00 | = |

11 | Flat wall paint | S.F. |
X |
$0.45 | = |

12 | Semi-gloss wall paint | S.F. |
X |
$0.60 | = |

Flooring |
|||||

13 | Carpet demolition | S.F. |
X |
$.038 | = |

14 | Vinyl tile demolition | S.F. |
X |
$0.62 | = |

15 | New carpet, direct glue down | S.F. |
X |
$2.37 | = |

16 | Rubber base, 2″ or 4″ | L.F. |
X |
$2.00 | = |

17 | Vinyl tile installed | S.F. |
X |
$1.80 | = |

18 | Static dissipative tile (ESD) | S.F. |
X |
$7.10 | = |

19 | Sheet vinyl in single accommodation restroom | Each |
X |
$900.00 | = |

Acoustic Ceiling |
|||||

20 | Acoustic ceiling, 2X4, flush panels | S.F. |
X |
$2.50 | = |

21 | Acoustic ceiling, 2X4, “2nd Look” tiles | S.F. |
X |
$3.25 | = |

Electrical |
|||||

22 | 110 volt convenience outlet | Each |
X |
$150.00 | = |

23 | 110 volt dedicated outlet – average cost | Each |
X |
$235.00 | = |

24 | 2 X 4 lay in flush prismatic light fixture | Each |
X |
$210.00 | = |

25 | 2 x 4 ‘Avante’ style indirect lighting | Each |
X |
$340.00 | = |

26 | Switch, light sensor, dual level | Each |
X |
$202.00 | = |

27 | 200 amp 240 v. subpanel w/100′ home run | Each |
X |
$3,750.00 | = |

28 | Telephone / data ring | Each |
X |
$30.00 | = |

29 | Emergency light or lit exit sign | Each |
X |
$310.00 | = |

30 | Power pole | Each |
X |
$320.00 | = |

Air Conditioning |
|||||

31 | New ‘open area’ system – see adds below | S.F. |
X |
$7.80 | = |

32 | Add for each room – Supply and return air | Room |
X |
$605.00 | = |

33 | Reconfigure existing AC system – average | S.F. |
X |
$3.50 | = |

Fire Protection (Sprinklers) | |||||

34 | Sprinkler head dropped to new ceiling hgt | Head |
X |
$201.00 | = |

35 | Existing heads relocated at new walls | Head |
X |
$185.00 | = |

36 | Plans and permits, regardless of head # | Each |
X |
$2,000.00 | = |

37 |
Enter subtotal of construction costs above = |
||||

General Conditions |
|||||

38 | Insurance, gas, phone, multiply by line 37 |
% |
X |
2 % |
= |

39 | Ongoing cleanup |
S.F. |
X |
$0.21 |
= |

40 | Final janitorial service |
S.F. |
X |
$0.35 |
= |

41 | Onsite and off-site management – average |
% |
X |
3-6% |
= |

42 |
Construction total with general conditions = |
||||

43 | Contingency % – line 42<$25,000 |
% |
X |
20% |
= |

44 | Contingency % – line 42 >25k and < $100K |
% |
X |
10% |
= |

45 |
Total cost with contingency = |
||||

46 | Contractor’s fee – varies with project size |
% |
X |
5-15% |
= |

Miscellaneous costs for assemblies when performed with other work – includes all work necessary to provide: |
|||||

47 | 12 x 12 office contiguous with others | Each | $4,005.00 | ||

48 | Single accommodation restroom | Each | 13,150.00 | ||

49 | Handicapped shower | Each | $5,800.00 | ||

50 | ‘Wet bar’ plumbed – 8 feet long | Each | $4,150.00 | ||

51 | Replace roll up door with glass, 10 x 12 | Each | $3,800.00 |

**About TiCon Construction**

TiCon – Tenant Improvement Construction, Inc. is a general contracting firm building commercial, industrial and retail interiors in the San Francisco bay area. We have specialized in “Design/Build” tenant improvements since 1989. For more information, visit http://www.ticon.com.

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Tags: Construction Prices, Office Space, tenant improvements

brianJanuary 15, 2010this is a great idea. please keep it updated.

Big Sky LLCDecember 2, 2010Hi,

i found your blog through googling. your blog gives to us very good knowledge about generic office (Ti) tenant improvment . and This blog gives very good information for commercial construction . This blog is very important for commercial industries.

Thank you,

Russell MooreDecember 31, 2010Thanks for you blog on this topic. It is very difficult to keep up with “average” costs and your blog has been most helpful.