COMMERCIAL

Tenant Improvement Plans across Florida

Plans for commercial fit-outs, including offices and retail spaces.

What the work involves

A tenant fit-out begins with the space you are leasing and the operation you want to put in it. The drawings identify what stays, what changes and how the new layout connects to the building's systems. Reviewing the lease, landlord criteria and existing approvals early helps define the scope.

The scope may include

Demolition plan for the existing build-out
Proposed floor plan showing the leased area
Reflected ceiling plan and lighting layout
Partition types and rated assembly details
Door, frame and hardware schedule
Accessibility layout for restrooms and the route
Life safety plan with exits and travel distance
Finish plan and interior elevations
Equipment and millwork plan

The final documents and any separate engineering work are confirmed with the practice before work starts.

Check the space before committing

Share the proposed operation, lease information, landlord criteria and any existing approved drawings. The fit-out needs to work with the shell, available services and building access. Information supplied by a previous tenant is worth checking before it becomes the basis of a new layout.

If the operation differs from the approved use, discuss a feasibility or change-of-use review before treating the project as a straightforward interior fit-out. Specialist restaurant and clinical requirements should be identified at the same stage.

Office fit-outs

Start with headcount, meeting needs, privacy, storage and expected growth. A team that mainly uses open work areas has a different brief from one that needs enclosed rooms or client meetings. Share furniture and equipment information so the layout reflects the space you will actually use.

New rooms and partitions need to be coordinated with access routes, lighting, ventilation and the existing building services. Confirm the landlord review and identify which trade or specialist drawings accompany the architectural set.

Retail fit-outs

Describe the products, displays, customer movement, checkout and stock storage. Equipment and fixture sizes help the architect establish a usable layout, rather than drawing around an assumed shop arrangement.

Storefront, signage and exterior proposals may involve landlord or local design review as well as the interior work. Identify those items in the brief and agree who provides their details. A shop becoming a restaurant or another materially different operation needs its use and building requirements investigated separately.

Common project situations

Examples of where this service can help:

Office suite built out in a multi-tenant building
Retail tenant space fitted with a stockroom
Salon with styling stations and a shampoo area
Dental suite with treatment rooms
Gym with a studio and locker rooms
Professional office expanded into an adjacent suite

Planning the scope

These points help define the work before drawings or reports are prepared.

Existing conditions to discuss

Unfinished leased space with existing utility connections
Existing ceiling grid and diffusers to reuse or move
An old build-out whose partitions do not match the base drawings
Sprinkler heads that have to move with the new ceiling
A storefront that stays exactly as it is

Coordination with other specialists

Mechanical distribution above the new ceiling
Electrical panels, circuits and lighting controls
Plumbing for restrooms and break areas
Fire sprinkler relocation and alarm devices
Data and low voltage cabling
Landlord review and base building tie-ins
Millwork and casework fabrication

Issues that may affect review

The landlord's work letter disagreeing with the actual shell condition
Sprinkler heads not moved to match the new ceiling
A restroom count or accessibility layout that falls short
Exits serving the suite through another tenant's space
The occupant load rising above what the shell was designed for
A request for a temporary certificate of occupancy

Work to discuss separately

Core and shell work by the base building team
Landlord base building work
Commercial kitchen design and equipment
Engineering of base building structures
Furniture and equipment procurement

FLORIDA PERMIT DATA

What the permit records show

Data through August 2026

Matching permits: 4,023
Median declared job value: $97,000
Middle 50% of declared values: $24k–$300k
Permits with a declared value: 3,700

"tenant improvement" appears in 4,023 matching permits in the Florida records we analyzed. Declared job value is the value shown on the permit application, not a contract price, and it is based on 3,700 matching permits with a declared value.
How we count.

All tenant improvement data

How the work progresses

Typical steps are outlined below. The practice confirms the scope and who handles each stage.

Review the operation and existing space. Check the available drawings, landlord criteria and information needed to assess the proposed fit-out.
Develop the layout. Review room or fixture arrangements, access and equipment with the owner and landlord before detailed coordination.
Coordinate the drawing package. Establish the responsibilities for architectural, structural and building-system information needed for the scope.
Issue and follow up within the appointment. Confirm landlord approval, permit submission, review responses and any later construction questions.

Questions about this service

Do I need a permit to build out a leased space?

Building and trade changes commonly require permits. Landlord approval serves a different purpose and does not replace them. Confirm the local application requirements and the approvals needed to occupy the finished space.

Who pulls the permit for a tenant improvement?

Confirm the applicant and filing responsibilities with the landlord, tenant and contractor. The lease may allocate responsibilities, while the building department sets its own application requirements.

Can I open before the certificate of occupancy is issued?

Use the space only under the occupancy authorization required by the building department. A temporary authorization may be available in some circumstances, but it must be granted before use; do not assume it will be issued.

What drawings does a landlord require before approving a build-out?

Start with the landlord's work letter or design criteria. The package may include floor and ceiling plans, service changes, finishes and details of connections to the existing building. Agree the landlord-review requirements alongside the permit scope.

What happens after I send a request?

We pass your project details to a Florida architecture practice. Discuss the scope, fees and schedule directly with the practice before deciding to proceed.

Tell us about your project

Share the location and what you have in mind. A practice can review the scope and quote the work you need.

Request a quote See coverage

Prefer to talk it through? (321) 462-5592 or ask@floridaarch.com