It's a sum the landlord commits toward your build-out as part of the lease, and how it gets spent depends on the structure your lease specifies — a landlord-managed turnkey build gives the landlord more control, while a reimbursement model gives you more say over contractor selection and finishes within the allowance cap.

Not necessarily — that depends entirely on which TI structure your lease uses. A turnkey build typically means the landlord's contractor does the work, but reimbursement and tenant-controlled models generally let you choose your own contractor, subject to the landlord's insurance and approval requirements.

In most lease structures, the overage becomes the tenant's direct responsibility — this is exactly why we review the work letter and price against the allowance early in design, so cost overruns are identified before construction starts rather than discovered mid-project.

It depends on your lease terms and the local jurisdiction, but most commonly the contractor of record pulls the permit — we confirm this explicitly at project start since it affects liability and who's accountable for closing out inspections.

It's a document required under Florida's construction lien law for most projects, recorded before work starts, that protects both landlord and tenant by establishing a clear record of who's responsible for the project — property managers ask about it because an unrecorded Notice of Commencement can create lien exposure for the building itself.

Many commercial leases do include this requirement, particularly for work touching base building systems like fire alarm or structural elements — it's worth checking your specific lease language, since some allow any licensed, insured contractor while others restrict to a pre-approved list.

New devices and zones have to be reviewed and approved by the landlord's engineer of record before tying into the base building's existing systems — this coordination step is built into our process from the start rather than handled as an afterthought once construction is underway.

Base building work is what the landlord provides as part of the shell — typically things like the primary HVAC plant, structural elements, and core utilities — while tenant improvement work is everything built out specifically for your space, and the line between them is defined in your lease's work letter exhibit.