Tenant Improvements (TI) Toolbox

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TI Tool Box

With roots extending back to a two-person partnership formed in 1898, Page is one of the most prolific and enduring architecture and engineering design practices. Page architects, engineers, interior designers, planners, strategic analysts and technical specialists provide services throughout the United States and abroad. Our diverse, international portfolio includes projects in the academic, advanced manufacturing, aviation, civic, corporate, government, hospitality, housing, healthcare, mission critical, and science and technology sectors.

The Page portfolio consists largely of complex projects that benefit from our integrated disciplines and that make a significant impact on the communities they serve. We are guided by the three core values of creativity, collaboration, and commitment, and through the force of these ideals, we live up to our promise of design that makes lives better.


our website at pagethink.com

Design Process (and what to expect)

What Could It Cost?

Who We Are

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Helpful Information

Helpful Information

Hard Cost

Cost of Construction

Soft Costs

Architectural/Engineering Design; Permit & City Review; Construction Management; Security; Telephone/Data/Comm; Audio Visual; Moving Cost; Furniture

Total Project Costs

Hard + Soft Costs

Usable Square Feet (USF)

The area the tenant will occupy in order to do business; the space the tenant exclusively occupies.

Rentable Square Feet (RSF)

Includes the USF multiplied by an “Add-onFactor” to account for the tenant’s pro-rated share of the common building space. The common building space includes: ground floor lobby, restrooms, stair wells, elevators and elevator lobbies, corridors and building maintenance rooms.

What do the construction documents include?

§ Plans & details for the layout and finish of the space.

§ Power layout. Documents will show box locations for telephone/ data. The detailed telephone/data/comm drawings are provided by the tenant’s vendor.

§ Lighting layout & specifications.

§ Millwork (cabinetry).

§ Mechanical drawings (heating, ventilation and air conditioning).

§ Plumbing drawings.

What is not included?

§ Telephone/Data/Comm

§ Security

§ Audio Visual

§ Furniture Specifications (optional additional service)

§ Art and Accessories (optional additional service)

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Design Process (and what to expect)

What to Expect

Your project will require the efforts of a broader team that includes stakeholders from your organization, Page, your Real Estate Team, the Landlord, the General Contractor and their Subcontractors, Furniture Manufacturers and Installers, etc. We design and deliver projects for our clients based on a collaborative and transparent approach.

We understand the importance of communication and our role in stimulating and extracting feedback, and in sharing information between all entities. The Page team’s organized communication style will facilitate executive review and approval in order to drive this process.

Following is a description of the design phases and our services.

Tenant / Client Feedback by Phase

Programming Information Gathering

1. Current employee count

2. Growth projections for 1, 3, 5 year (term of lease)

3. Current plan

4. Meet with design team to review space needs and project goals

5. Review and approve program

Test Fit

Initial Space Plan

1. Review and approve test fit

Schematic Design Plan and Concept Development

1. Provide office equipment list to architectural team

2. Provide server room requirements to architectural team

3. Review and approve space plan progress

4. Review and approve design direction

Design Development

Finalizing Design

1. Review and approve power/comm layout, ceiling and lighting design

2. Review and approve millwork and finish selections

3. Engage Data/Comm consultant

4. Engage Security consultant

5. Engage A/V consultant

6. Engage Furniture consultant

Construction Documents

Detailed Drawings

1. Review and approve construction documents

2. Engage consultants to coordinate with design team

Construction Administration Project is Under Construction

1. Order furniture

2. Coordinate move

3. Participate in final walk to sign off on work

4. Participate in post occupancy survey

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The Page team begins all projects with an interactive planning process that seeks to clearly understand “the problem” before exploring solutions. We begin our “problem solving” approach with “problem seeking methodology” in order to define the project requirements and learn your organization’s culture, values, your brand and your mission.

This first step—before we start designing any layouts—is to develop the architectural “program” which documents your requirements. We will gain insight into your company’s goals, space requirements and wish list for your work environment.

Page will gather and review data provided to establish the following project parameters:

a. Personnel counts and department allocations

b. Space requirements for personnel, support spaces and equipment

c. Growth projections for 1, 3, 5 year (term of lease)

d. Adjacency requirements

e. Other applicable guidelines, policies, and procedures that may affect project design

Information Needed by Page During this Phase

An organization chart

A current space plan with room names highlighted by department Revit Model or CAD File of proposed building location

The Program Includes:

a. Project objectives

b. Space list

c. Schedule

d. Budget goals

Number of Meetings: 1

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Space List Questionnaire

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Space List Questionnaire Project Number 4/7/2015 Reception How many reception area seats? Will there be a reception desk? Y N If yes, please indicate approximate size: Please describe any security issues (I.e. card readers required?): Additional Requirements: Support Spaces Space Type Size Quan.Notes Break Room Storage Phone Room Copy Mail Room Server Work Spaces Space Type Size Quan.Notes Office A Office B Office C Shared office Workstation A Workstation B Workstation C Conference Conference/Collaboration RoomsConference 1 Conference 2 Conference 3 Conference 4 Furniture: Seating at Table for: Flat Panel/Projection/Video Conf White board/Tack Board Other Other ARCHITECTURE / ENGINEERING / INTERIORS / PLANNING / CONSULTING Austin / Dallas / Denver / Houston / San Francisco / Washington DC / International Affiliate Offices
Summary Example Area Summary Project Client Date PeopleUSFPeopleUSFPeopleUSFPeopleUSF 495,467646,841757,96211511,548 3,450 4,584 5,094 5,604 Subtotal 498,9176411,4257513,05611517,152 SUBTOTAL FOR OFFICE1 498,9176411,4257513,05611517,152 USF / Employee182 179 174 149 RSF with 18% Add-on Factor21510,52221113,48220515,40717620,239 Personnel Workspace Legend Physical Office Space Quantities KeySFDescription Q4 15Q4 18Q4 20 P1180ExecutiveOffice 111 P2150DirectorOffice 567 P3100ManagerOffice 555 W1488x8Station 394780 W2366x6Station 91116 W324Hotel 334 X0Nospace 2 2 2 TOTAL 64 75 115 Summary Sheet People Q4 20 Support Q4 18 OFFICE Current Q4 15

Test Fit

Based on the approved program, Page will assist with the evaluation of different locations, by developing test fit space plans for each building under consideration for occupancy. The test fit is a floor plan will include the following:

a. Demolition of existing construction to accommodate new wall layout

b. New wall layout for offices and support areas

c. Representative modular furniture as required to verify program requirements

Information Needed by Page During this Phase

1. Contact information for the landlord’s property manager or other representative

2. Building standard requirements

3. Revit Model or CADD files including location of walls, millwork, lighting, and power/data outlets

4. Property leasing flyer

5. Highlighted area where test fit is to be completed

6. Signed authorization form from landlord

7. Approved program and space list


Test fit floor plan

Number of Meetings: 1

Test Fit Example

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Schematic Design

Based on the approved test fit and authorization to proceed, Page will develop preliminary pricing documents, including:

a. Demolition of existing construction

b. Size and layout of offices, open areas, and special areas

c. General project and relevant building information

d. Architecture and MEP (Mechanical, Electrical, Plumbing) narrative for finishes, lighting, millwork, and other building systems

Information Needed by Page During this Phase

1. Above building standard requirements like high end millwork, lighting, HVAC, etc.

2. Work Letter from the lease or purchase document

3. Building engineer contact information

4. Existing MEP plans


Demolition plans

Schematic floor plans

Architecture and mechanical, electrical, plumbing design narrative

Number of Meetings: 1

Schematic Design Example

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Design Development

Based on the approved Schematic Design Documents and authorization to proceed, Architect will proceed with Design Development. During this phase, Page will present lighting solutions, interior elevations and proposed finishes. In addition, we will gather the following requirements for your project:

a. Millwork

b. Locations of all equipment and associated requirements for HVAC and electrical

c. Telecommunications

d. Plumbing

e. Audio visual

f. Security

Information Needed by Page During this Phase

1. Equipment list, server room requirements, A/V and security requirements

2. Furniture systems and standards to be used in the project


Demolition plans of existing conditions

Floor plans

Interior elevations and millwork elevations

Electrical and telecommunication location plans

Finish palette

Architectural ceiling elements and lighting

Enlarged plans and elevations of key architectural elements and millwork

Basic renderings needed to communicate design intent

Number of Meetings: 1-2

Finish Palette Example

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To help our clients envision our design ideas and intent, Page incorporates and integrates the latest graphic technologies into our design process. We are at the forefront of Building Information Modeling (BIM), and we actively utilize several 3D software tools to enhance our ability to design and share information with our clients.

Sample Rendering

Construction Documents

Based on the approved Design Development Documents, authorized adjustments to the Project Budget, and Client’s authorization to proceed, Architect will coordinate project scope with all required consultants (including, but not limited to, Mechanical, Electrical and Plumbing Engineers, Structural Engineers, A/V Specialists, etc.) and provide Drawings and Specifications intended to be used for constructing the Project, including:

▪ General project and relevant building information

▪ Demolition of existing conditions

▪ Dimensioned floor plans

▪ Architectural ceiling elements and lighting

▪ Electrical and Telecommunications outlets

▪ Finish plans

▪ Enlarged plans and elevations of key architectural elements and millwork

▪ Interior elevations and millwork

▪ Sections and details

▪ Specifications

▪ Designs of building systems included in architect’s scope of services, prepared by architect’s consultants

▪ All documents required by government authorities having jurisdiction over the Project

Information Needed by Page During this Phase

1. Landlord approval of design development documents


Construction documents as required by general contractor to provide final pricing and to construct the project.

Number of Meetings: 1

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Construction Administration

Construction Administration services will begin with the award of the construction contract and end thirty (30) days after Substantial Completion or when Page signs the Contractor’s final payment application, whichever occurs first. During this phase, Page will observe the work provided by the General Contractor and provide assistance in clarifying the design intent including the following:

▪ Meetings and site visits to become generally familiar with the progress and quality of the work, and to determine whether the Work is in general conformance with the intent of the contract documents.

▪ Respond to requests for information (RFIs) in a timely manner.

▪ Review of samples, product data, shop drawings, and other submittals that the construction documents require contractor to submit (“Submittals”), but onlyfor the limited purpose of checking for conformance with information given and the design concept expressed in the contract documents.

▪ Review of contractor’s payment applications and make recommendations to regarding amounts due.

▪ Substantial Completion - Page will conduct one field review, and if necessary, one follow-up field review, to observe contractor’s completed punch list items. When Page believes that the work has been sufficiently completed in conformance with the construction documents, we will approve contractor’s final payment application.

Other activities required during Construction Administration

▪ Furniture procurement and delivery

▪ Telecommunications installation

▪ A/V installation

▪ Security installation

▪ Mobilize move coordinator

Number of Meetings - Weekly Assuming 16 Weeks of Active Construction

Project Closeout

The project close-out process begins at substantial completion including the following:

▪ CADD backgrounds are sent to landlord/building owner for their record

▪ Posted construction documents in PDF are sent to client for your records

▪ Perform a post occupancy evaluation

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What Could It Cost?

Building Standard Office Space


Construction Cost (Hard Cost) per Square Foot

First Generation Space

25,000 RSF

50% Hard Wall

50% Open Office

§ Standard 2x2 ceiling tile with upgraded ceiling at arrival space

§ 25/yd carpet throughout offices, vinyl composition tile at breakrooms and work rooms

§ Painted wall surfaces throughout

§ Store front glass system at elevator lobbies

§ Building standard light fixtures

§ Minimal millwork with laminate finish

§ Building standard doors, typically laminate hinged doors & hardware

§ 24” side light next to door

§ Conventional electrical distribution

§ HVAC, contractor grade / building standard air devices throughout, no stand alone redundancy at server room

§ Building standard plumbing fixtures

§ Building standard window treatment

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Moderate Upgrade Office Space


Construction Cost (Hard Cost) per Square Foot

First Generation Space

25,000 RSF

50% Hard Wall

50% Open Office

§ Standard 2x2 lay-in ceiling tile grid throughout OR option to expose ceiling in key target areas.

§ Gyp board ceiling with design elements at arrival spaces and board room

§ Upgraded floor finish at limited key areas

§ Carpet tile or waxed exposed slab throughout offices

§ Rolled good or tile at break rooms

§ Painted wall surfaces throughout

§ Upgraded wall finishes at limited key impact walls

§ Utilize building standard light fixtures in most areas, specialty fixtures at key areas

§ Building standard doors throughout, typically laminate hinged doors

§ Framed glass doors at elevator lobby or select key area

§ Conventional electrical distribution

§ Standard commercial plumbing fixtures throughout

§ Building standard window treatment

§ HVAC, contractor grade / building standard air devices throughout, no stand alone redundancy at server room

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Executive/High Finish Office Space

§ Upgraded 2x2 lay-in ceiling grid and tile throughout or open ceiling

§ Gyp board ceiling with design elements at arrival spaces, conferences rooms, and other specialty accents

§ Stone tile or terrazzo flooring at elevator lobby and reception

§ Upgraded carpet tiles throughout offices

§ Rolled good vinyl flooring at breakrooms and work/copy areas

§ Painted wall surfaces throughout

§ Custom graphic wall covering for branding opportunities

§ Specialty lighting fixtures

§ Upgraded millwork at breakrooms and work/copy areas

§ Wood veneer millwork at board room and reception desk

§ Wood, veneer hinged doors

§ Sliding glass doors at offices

§ Frameless glass doors at lobbies

§ All glass fronts at elevator lobbies and all conference rooms

§ Backpainted glass writable surface at conference rooms

§ Day lighting controls

§ Modular power distribution

§ Modular diffusers throughout to accommodate multiple room configurations; stand-alone redundancy at server rooms

§ Building standard plumbing fixtures

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Details Construction Cost (Hard Cost) per Square Foot First Generation Space 25,000 RSF 50% Hard Wall 50% Open Office

Who We Are 4.

Page Southerland Page, Inc. 29

We start with your vision. We design for the future.

Design is the crux of what we do. Throughout the generations, Page has promised, and delivered, design that makes lives better. We believe buildings are important for what they do and for the positive impact they make on individual lives.

That’s why we have a solution-driven project focus that results in life-enhancing buildings and places. Our multidisciplinary services allow complete integration from conceptualization to engineering to interiors and more, resulting in an improved client experience and final product.

We recognize that good talent can be applied to complex projects regardless of industry. And good talent becomes great when it gains experience in a variety of situations. We create crossover teams so that individuals can work on different projects and share their own expertise and insights with other team members. Our collective commitment to visionary design is reflected in our portfolio of successful, complex projects.

Our work spans the globe, from more than 25 U.S. diplomatic campuses to mission critical facilities in the Middle East to five-star resorts in Africa and beyond. Since Page has multiple offices in the US and affiliates abroad, we have the capability to staff projects onsite as well as set up “follow the sun” workflows to increase efficiency.

While Page is distinguished by our portfolio of successes, we also are distinguished by our full spectrum of architectural and engineering design services. This allows us to provide an integrated “total design” single team approach. Our clients benefit from the highest levels of interdisciplinary coordination, quality control and quick response demanded on today’s highly complex and technically sophisticated projects.

Page Serves The Following Core Markets: Academic Aviation Civic/Government Corporate/Commercial Healthcare Housing/Hospitality Science/Technology


Think curiosity/innovation/ imagination/optimism/originality.


Think sharing/community/ camaraderie/civility/teamwork.


Think integrity/respect/giving/ discipline/rigor.


Page is known for their well-researched program-driven solutions aided by integrated multidisciplinary expertise and a strategic mindset. We bring global thinking and experience to bear on projects that build communities. Our portfolio reflects a commitment to visionary design, a record of innovation and fresh ideas and most importantly, demonstrated success with complex projects.

We develop a uniquely created design for every project that reflects the building type, client, need and location. We take pride in knowing that a Page project is one of the best possible solutions to the needs of its multiple stakeholders from owner to operator to neighbor.


Our in-house engineering experts lead development of the latest industry design codes and standards. Page engineers contribute to progress in safety, wellness, sustainability, energy and carbon neutrality, and increase our impact by working across disciplines. We use a combination of custom tools and Building Information Technology solutions to visualize and communicate how occupants and operations interface with complex integrated building and process systems. Adoption of advances in renewable energy, microgrids, Internet of Things and high-performance systems demonstrate our commitment to socially responsible design. Our multidisciplinary mechanical, electrical, plumbing, fire protection and process engineering practice areas work collaboratively with design and construction partners to bring your concepts to reality.

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This we believe.
As agents for positive change, we are driven by the ideals we hold dear. In the delivery of our services, we are guided by three core values:


Page believes that well-designed interiors can be a critical force. They help clients accomplish their mission, and improve the quality of people’s lives. Just like our interiors in our own offices, our clients’ interiors serve as positive, consistent visual reinforcements of their own cultural identity.

By combining the skills of our interior designers with those of our architects, planners, engineers, and visualization specialists, we offer our clients a range and quality of single point responsibility found in few other places. Our interiors services range from programming, space-planning and officing studies to the selection of furnishings, finishes and artwork.

Planning / Urban Design

We help our clients evolve, grow, and prosper because our process is informed by research, cutting-edge technology tools, and an appreciation for the unique culture of the people, organizations, and places we serve. Our interdisciplinary team of master planners, urban designers, architects, landscape architects, and programmers are dedicated to supporting the ongoing evolution of our urban areas, encouraging appropriate development and redevelopment suited to the particular conditions of each site we aim to transform. Through urban districts, institutional campuses, innovation districts, long range development plans, master plans, streetscapes and transit-oriented communities, our teams integrate the building blocks of community, sustainability, and resilience into innovative solutions.

Lab Planning / Design

Page specializes in challenging projects for demanding clients throughout the globe. Laboratory facilities are among the most intricate and complex projects.

The unique challenges posed by highly toxic petrochemical corrosion labs, sterile environments for pharmaceutical manufacturing, biohazard high-containment suites, precise environmental control of animal laboratories are commonplace obstacles overcome by our dedicated technical team of architects and engineers every day. Page has specialists equipped with a thorough understanding of the safety standards and scientific equipment requirements foundational to the success of all laboratories.

Branding & Graphics

Our visual identity and experiential designers create brand identities and graphic designs that support how places and environments are experienced. The orchestration of 2-dimensional design work including typography, color, imagery, form, technology and, especially, content, forms this basis. Examples of this work include wayfinding systems, architectural graphics, signage, exhibit design, retail design, and themed or branded spaces. We operate at the intersection of communications and the built environment. We provide architectural and placemaking visioning, and create overall design vocabularies that help clients hone in on the possibilities, character and nature of a project.

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To support clients before and beyond traditional professional services we have a dedicated strategies and analytics team that develop and employ a broad array of tools, techniques, and processes to help our clients make informed project decisions. Our in-house team brings expertise, energy and passion to clarifying client challenges and opportunities sometimes before the nature of or need for a facility or real estate project is confirmed.

Our team members collaborate with Page and consultant specialists, designers, engineers, and clients to clarify goals, assemble information, and evaluate alternatives. Their understanding of business dynamics and organizational complexities allows them to efficiently and effectively facilitate productive discussions and target research. Custom data exploration and visualization differentiates our deliverables, not just to explain and summarize findings, but often also serving as interactive decision-making tools that help bring clients and their stakeholders into the evaluation process. We specialize in capturing and analyzing clients’ existing performance data to identify areas in which operational and spatial efficiency can be improved to save time, resources, space, and money while optimizing performance.

Building Sciences

Page approaches sustainable design through the interdisciplinary lens of building sciences to create higher performing, healthier, more resilient buildings. As one of the first signatories of AIA 2030 Commitment, we are invested in leading the industry towards carbonneutral buildings and advocating for resilient solutions to help our clients prepare for the future.

We believe that intention requires rigor and through our data driven and integrative process, we collaborate early and often to ensure designs are informed by our building performance analysis. With experience across a wide range of environmental certification systems, our multidisciplinary team is well qualified to provide a holistic and comprehensive approach to sustainable design.


Page recognizes the level of investment and importance of facilities that function as designed from the day they open. Our Commissioning service provides this assurance to owners and operators as well as minimizing costly construction rework. This is accomplished through a collaborative process that includes the building owner, design professionals and the general contractor under the guiding hand of the Commissioning Authority.

Our Commissioning staff has developed a solid track record for Page as a Certified Commissioning Firm (CCF). The exacting standards of our teams of professional engineers, architects and field technicians in service of our clients support delivery of construction quality.

Page also performs Testing, Adjusting, and Balancing (TAB) in accordance with NEBB standards. We are an independent testing firm with absolutely no affiliation with manufacturers, factory representatives, vendors/providers, contractors or installers of HVACrelated equipment and systems.

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