| name | ti-work-letter |
| title | Tenant Improvement Work Letter |
| description | Drafts a Tenant Improvement Work Letter exhibit for commercial leases. Trigger when the user needs a work letter, TI letter, tenant build-out exhibit, or improvement allowance agreement for a commercial leasing transaction. |
| author | CaseMark |
| author_url | https://github.com/CaseMark/skills/tree/main/skills/legal/ti-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
Draft a binding Work Letter exhibit governing design, approval, construction, and payment of tenant improvements under a commercial lease.
Prerequisites
Collect before drafting:
- Executed or draft lease — parties, premises, permitted use, rent commencement mechanics
- TI allowance terms — total amount, per-RSF calculation, eligible cost categories
- Base building scope — Landlord deliverables vs. TI Work
- Building rules — contractor requirements, insurance minimums, working-hour restrictions
- Target completion date — and relationship to rent commencement
Document Sections
1. Header & Recitals
- Title as "WORK LETTER" or "TENANT IMPROVEMENT WORK LETTER" — label as Exhibit to Lease
- Reference lease date, parties (full legal names), premises
- State incorporation into Lease; specify which document controls on conflict
- Align effective date with lease execution
2. Definitions
Define at minimum:
| Term | Content |
|---|
| Tenant Improvements / TI Work | All improvements per Approved Plans; distinguish from base building work |
| TI Allowance | Total $, per-RSF calculation, one-time vs. replenishable |
| Approved Plans | Final space plan + construction drawings + specs approved in writing |
| Substantial Completion | Complete for occupancy per intended use; only punch list items remain; reference building codes |
| Hard Costs | Direct construction — labor, materials |
| Soft Costs | A&E fees, permits, project management |
| Over-Allowance Amount | Costs exceeding TI Allowance |
3. Design & Approval Process
Four-phase flow:
- Preliminary space plan → Landlord review (10–15 business days)
- Construction documents (arch/MEP) → Landlord review (10–15 business days)
- Revisions → shortened review per resubmission
- Written approval of final Approved Plans → construction may commence
Key terms:
- Landlord approval not unreasonably withheld, conditioned, or delayed
- Permitted withholding bases: building-system impact, code violations, value reduction, use conflict
