tenant-improvement-work-letter

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

1. Lease terms — defined terms, notice clause, permitted use, delivery condition, rent commencement, defaults, insurance, exhibits list.
2. Premises data — address, suite, rentable SF, base building condition, landlord work scope, building standards.
3. Allowance terms — total and per-SF TI allowance, eligible costs, retainage, reimbursement method, unused allowance treatment.
4. Delivery schedule — plan submittal deadlines, review periods, start date, substantial completion date, delay rules.
5. Contractor model — landlord or tenant GC, approved list or pre-qualification, supervision rights, site rules.
6. Compliance inputs — applicable codes, ADA, permits, union labor rules, building rules, lien law mechanics.

Quick Start

1. Collect deal terms using the intake table below.
2. Confirm which party controls the GC, permitting, and compliance.
3. Draft definitions, then build sections per the template skeleton.
4. Populate the allowance eligibility and disbursement requirements.
5. Set milestone dates in the timeline table and define delay consequences.
6. 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