Tenant Improvements & White-Box
Tenant improvement scopes and white-box conversions that make a space leasable — demolition, base building systems, and a clean shell ready for the next tenant.
Make the space leasable again.
A vacant commercial space rarely shows well as-is. Tenant improvement and white-box work is about resetting it to a condition a broker can lease and a tenant can build into: previous tenant improvements demolished, base building systems verified and capped correctly, walls and ceilings closed, and a clean, lit, code-compliant shell handed back.
We scope TI work from both directions — what a landlord is obligated to deliver, and what an incoming tenant will actually need — so the two do not overlap or leave a gap that stalls a lease at signing.
Scope of Work
- White-box & vanilla shell conversions
- Previous tenant improvement demolition
- Demising walls & suite subdivision
- Base building MEP verification & caps
- Ceilings, lighting & life-safety
- Storefront & entry work
- Landlord vs tenant scope definition
- Broker-ready turnover condition
What Miami Owners Ask About Tenant Improvements & White-Box
Specific answers for tenant improvements & white-box in Miami-Dade and Broward — the questions that actually decide the scope.
Does white-box mean the same thing in every lease?
No, and that is the trap. There is no industry-standard definition. One lease means primed walls and an open ceiling; another means grid, lighting, HVAC distribution, and a restroom. Read the exhibit rather than the label, because a substantial amount of construction sits between those two versions.
Sprinkler heads catch people out. Heads set for an open deck have to drop to a finished ceiling, and whether that lands with the landlord or the tenant gets answered by the exhibit or by an argument.
Does subdividing a commercial suite require permits?
Yes. A demising wall changes egress, life-safety, and usually mechanical zoning, so it is permitted work rather than a partition job. Splitting a Miami-Dade suite into separately leasable spaces means drawings, plan review, and inspections, and Unique Construction runs that alongside the construction itself.
Subdivision is rarely just a wall. Each new suite needs its own exit path, its own systems, and often its own restroom compliance.
Have a Tenant Improvements & White-Box project?
Tell us the scope. We’ll come back with a real plan and a real number.