There’s no “routine” tenant improvement (TI) anymore. Owners are being asked to deliver more for tenants while building costs are through the roof.
Owners and developers are under pressure to deliver more — faster, smarter and without wasted spend.
Our job is to make sure every square foot, and every dollar, works as hard as possible. Whether it’s an office buildout, nonprofit headquarters or mixed-use space.
As incentives rise, so do the stakes
Across the country, TI allowances are rising as landlords compete for quality tenants. With added competition, tenant expectations are increasing as well. They don’t want cookie-cutter spaces — they want environments built around their needs.
Office, healthcare, education, hospitality and mixed-use all rely heavily on TI to align space with operations and brand. Even in industrial and logistics, control rooms, labs, and employee spaces demand careful planning and execution.
That’s where we come in. As a General Contractor (GC), Construction Manager (CM) or Design-Build partner, we take those dollars and deliver real value. Just look at Ameristar’s new headquarters, where we built a modern office environment with high architectural standards that reflected the company’s brand and culture. This project shows how a well-planned TI can help employers attract and retain top talent.
Across every sector, we listen to the user, solve the problem and deliver on the promise.
Projects like Parkway West Office Park and Fremont & 9th Apartments show how disciplined TI spending can serve two purposes. Tenants got the tailored, modern spaces they need to operate. Owners gain long-term value through higher occupancy and stronger lease agreements.
What tenants really want
New carpet and fresh paint aren’t good enough anymore.
Today, tenants want:
- Flexible layouts for hybrid teams
- Healthier environments with natural light and clean air
- Energy-efficient systems that cut costs and waste
- Tech that just works, day one
And they expect everything to be move-in ready. That’s why we build with the end user in mind from day one.
For example, when we built out the Discovery Children’s Museum, every decision prioritized providing flexibility and kid-focused safety. It ended up being one of the most impactful and fun tenant improvements we’ve ever done, especially when it was delivered on time.
Other projects highlight the same trend. At the Molasky Group’s Suite 1700, we created a polished, high-performance workspace that matched the firm’s reputation. And at PennyMac Café, we built a welcoming hub for employees to boost tenant satisfaction and retention.
All these projects taught us the same lesson: When you put user needs at the center, you get smoother construction and more useful spaces.
Who pays and how to make it count
Every TI is an investment, no matter the market. Landlords typically provide the allowance, and tenants often cover higher-end finishes or special features. Our job is to ensure nothing is wasted, even as materials, labor and higher expectations have driven up TI costs.
But you don’t have to cut corners to make up for higher costs. Not when you have smart trade-offs and the right delivery method.
The Korte Company helps each side maximize value, guiding owners and developers toward solutions that balance performance and budget. And we’ve proven it, delivering everything from high-end advocacy centers to lean industrial offices by matching the right team and approach to the job.
For example, every dollar mattered at Three Square’s headquarters. So, we focused on efficient systems and finishes that supported their mission without inflating costs.
And at El Benjamin’s mixed-use space, we were challenged with blending residential and commercial needs under one roof.
These projects proved that cost-conscious doesn’t mean compromise. It means making smart choices that support long-term performance.
Mandatory compliance
In older buildings especially, code compliance takes up a big share of TI work. ADA, seismic, air quality, energy standards — they all matter.
But for many builders, they’re just an afterthought. That’s when costs and schedules start to spiral.
We don’t let that happen, catching compliance issues early and planning around them. It takes experience to blend old and new while keeping projects on time.
When we converted a 1920s-era church into a modern office, historic preservation considerations clashed with modern code requirements. The design team introduced contemporary finishes and thoughtful spatial planning to support a collaborative, open-office environment. By addressing compliance issues early, we kept the project moving while preserving original masonry and curved structural elements.
The same lesson carried through at El Cortez Tower, one of Las Vegas’s landmark properties. There, we leaned into inventive sequencing — freezing and swapping old water valves in a tight catwalk, then replacing vent stacks one at a time. It was all done to preserve its storied past while modernizing efficiently.
And at Atlantic Aviation, we updated an active facility to meet rigorous safety standards. Working nights and around flight operations, the team brought a new lobby, hangar, offices, and meeting spaces up to code without ever pausing service.
Technology as necessity
Every modern tenant expects a wired, tech-ready space. That means AV, fiber, smart lighting, sensors — and it all must work seamlessly.
That’s why we bring the right partners in early and fully integrate MEP and tech systems. From iHeartMedia to nonprofit HQs, we’ve built spaces where the technology works in the background so tenants can get their own work done faster and better.
Our work with the Wellish Vision Institute showed just how critical that integration is in medical spaces. Specialized vision equipment required careful installation and coordination. And it all had to be completed without disrupting patient care.
We faced a similar set of challenges at iHeartMedia’s Las Vegas office. The facility required seamless broadcast-ready infrastructure. Six new studios feature special noise-canceling devices and insulation, along with advanced technology to help talent and programmers connect with listeners faster.
The Korte Company difference
With nearly 250 people working across the U.S., The Korte Company brings big-league resources with a local builder’s commitment to the customer.
We don’t force projects into one mold. Whether it’s Design-Build, GC, CM or CMAR, we choose the right approach for the job. That’s what we mean when we say, “The Job is the Boss.”
That flexibility matters to owners and developers competing in tight markets. After more than 60 years, we’ve learned that the best playbook is the one we write with you.
If you’re planning a tenant improvement project — office, hospitality, healthcare or mixed-use — we’re here to help you make every dollar count.
Contact The Korte Company today to start the conversation.
