Commercial Tenant Improvements in Bellevue & the Eastside
ECD builds tenant improvements for offices, clinics and retail spaces, with an in-house structural engineer for the work most TI contractors subcontract: new openings in walls, interior stairs, equipment loads and rooftop units. It suits tenants and landlords preparing a lease space. Eastside TI work typically costs $60–$180 per square foot; medical and food-service spaces run $180–$450.
Reviewed by Daniel R. Whitcomb, PE · Built by Marcus T. Alvarado
Where do structural questions show up in a tenant improvement?
Most of a TI is partitions, ceilings, lighting and finishes. The schedule risks are usually in the few items that touch the building's structure: connecting two suites through a demising wall that turns out to be a shear wall, opening a floor for an interior stair, setting a heavy file system, safe, imaging machine or server rack on a floor designed for office loads, or adding a rooftop HVAC unit to a roof that was never checked for one.
When those items appear late, the job stops for an engineer to be hired, a design to be drawn and a permit revision to be reviewed. ECD's engineer reviews the base building drawings and the tenant's program at the budget stage, so structural items are designed, priced and permitted with the rest of the work.
What does ECD's TI service cover?
- Test fit review and budget for the tenant's program, with structural items flagged.
- Coordination with the landlord's requirements, building standards and approvals.
- Structural engineering for openings, stairs, equipment support, mezzanines and rooftop units.
- Permit drawings with a licensed architect partner where the city requires an architect's stamp.
- Demolition, framing, ceilings, doors, finishes, millwork and accessibility upgrades.
- Electrical, plumbing, HVAC and fire sprinkler and alarm modifications through licensed trades.
- After-hours scheduling in occupied buildings, inspections and certificate of occupancy where required.
What a tenant improvement contract leaves out
Furniture, IT cabling design and low-voltage security systems, which tenants usually contract directly with specialists. We coordinate their schedules and rough-in requirements.
How does a TI project run?
- Space walk and budget1–2 weeks
Program reviewed against the space; budget and schedule for lease negotiation.
- Design and engineering3–8 weeks
Floor plan, reflected ceiling plan, MEP and structural drawings.
- Landlord approval and permit4–12 weeks
Building owner review, then city building, fire and sometimes health review.
- Construction6–16 weeks
Demolition through finishes, often after hours in occupied buildings.
- Inspections and turnover1–2 weeks
Final inspections, punch list and occupancy approval.
How much does a tenant improvement cost on the Eastside?
| Space type | Typical cost per sq ft | Build time |
|---|---|---|
| Office refresh, existing layout mostly kept | $40–$80 | 4–8 weeks |
| Office, new layout in second-generation space | $80–$150 | 8–12 weeks |
| Retail build-out | $90–$180 | 8–12 weeks |
| Medical or dental clinic | $180–$350 | 12–16 weeks |
| Restaurant or food service | $250–$450 | 14–20 weeks |
What does the city review on a commercial TI?
Commercial work is reviewed under the International Building Code with Washington amendments, adopted through the State Building Code Council. Reviews typically include building and structural, fire and life safety, energy code for lighting and mechanical systems, and accessibility. When a space is altered, part of the construction budget usually must go toward improving accessible routes, restrooms and entrances that serve the altered area. Food service spaces also need review by Public Health – Seattle & King County. Our Permit Estimator includes a commercial TI option.
Proof of capability
Commercial credentials
WA General Contractor ECDENGC812K4 · Structural engineering by Daniel R. Whitcomb, PE 48217 · Architect partner Hallinan & Voss Architects, WA license AR-9183
Commercial project case studies will be published on the projects page.
TI questions
Commercial tenant improvement FAQ
How much does a tenant improvement cost per square foot in Bellevue?
Office tenant improvements in Bellevue typically cost $80 to $150 per square foot for a new layout in second-generation space, and $40 to $80 for a light refresh. Medical and dental clinics run $180 to $350 because of plumbing, specialty electrical and equipment support. Restaurants are highest, often $250 to $450 per square foot with hoods and grease systems.
Who pays for tenant improvements, the landlord or the tenant?
It is negotiated in the lease. Landlords commonly provide a tenant improvement allowance per square foot, and the tenant pays costs above it. Some landlords build the space themselves to an agreed plan. Having a realistic budget before signing the lease is the best protection; we provide budgets during lease negotiation for exactly that reason.
Do I need a licensed architect for a commercial TI?
Often, yes. Washington requires an architect's stamp on many commercial projects, and cities apply that requirement to tenant improvements above certain thresholds of size or occupancy change. Small, simple alterations may be exempt. ECD works with a licensed architect partner for projects that require one, alongside our in-house structural engineer.
Can construction happen while the building is occupied?
Yes. Noisy and dusty work such as demolition, core drilling and anchor installation is scheduled after hours or on weekends according to building rules, with dust control and protection of common areas. We coordinate elevator use, deliveries and shutdowns of shared systems with the property manager in advance.
Will a tenant improvement trigger accessibility upgrades?
Usually some. When a commercial space is altered, the code requires improving the accessible route to the altered area, including entrances, restrooms and drinking fountains that serve it, up to a share of the construction cost. The exact obligation depends on the scope and existing conditions. We identify required upgrades during budgeting so they are not a surprise at plan review.
Free estimate · Bellevue office
Talk to the engineer before you commit to a plan
A site visit, a scope conversation and a written budget range, at no cost.