| name | tenant-improvement-work-letter |
| title | Tenant Improvement Work Letter |
| description | Drafts a U.S. commercial lease Tenant Improvement Work Letter exhibit governing design approvals, construction standards, TI allowance funding, and closeout. Use when drafting or revising a work letter, tenant improvement allowance terms, build-out procedures, or a lease exhibit for tenant improvements. Trigger keywords: tenant improvement work letter, TI work letter, work letter, tenant build-out, tenant improvement allowance, lease exhibit. |
| author | CaseMark |
| author_url | https://github.com/CaseMark/skills/tree/main/skills/legal/tenant-improvement-work-letter |
| license | Apache-2.0 |
| version | 0.1.0 |
| execution_mode | open |
| jurisdiction | us |
| practice | real-estate |
| language | en |
| tags | ["agreement","drafting","transactional"] |
Tenant Improvement Work Letter
Drafts the lease exhibit that controls TI scope, approvals, construction standards, allowance funding, and closeout.
Prerequisites
- Lease terms — defined terms, notice clause, permitted use, delivery condition, rent commencement, defaults, insurance, exhibits list.
- Premises data — address, suite, rentable SF, base building condition, landlord work scope, building standards.
- Allowance terms — total and per-SF TI allowance, eligible costs, retainage, reimbursement method, unused allowance treatment.
- Delivery schedule — plan submittal deadlines, review periods, start date, substantial completion date, delay rules.
- Contractor model — landlord or tenant GC, approved list or pre-qualification, supervision rights, site rules.
- Compliance inputs — applicable codes, ADA, permits, union labor rules, building rules, lien law mechanics.
Quick Start
- Collect deal terms using the intake table below.
- Confirm which party controls the GC, permitting, and compliance.
- Draft definitions, then build sections per the template skeleton.
- Populate the allowance eligibility and disbursement requirements.
- Set milestone dates in the timeline table and define delay consequences.
- Cross-reference lease defined terms and state conflict-control priority.
Core Workflow
Deal Terms Intake
| Field | Required Detail |
|---|
| Lease date and parties | Full legal names, execution date |
| Premises | Address, suite, rentable SF |
| TI scope | Base building vs. tenant work delineation |
| Allowance | Dollar amount, per-SF calc, funding cap |
| Eligible costs | Hard costs, soft costs, permit fees |
| Exclusions | FF&E, IT, security, change-order costs |
| Approval timelines | Landlord review periods per submission |
| Construction window | Start and substantial completion dates |
| Disbursement | Progress vs. final, retainage %, payment path |
| Delay rules | Excusable vs. non-excusable and effects |
Required Definitions
