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Tenant Improvement Allowance Amortization Calculator
Landlord recovers TI allowance via rent premium amortized over the lease term.
TI rent premium / sqft / yr
$6.44
Effective rent / sqft
$48.44
Monthly TI addition to rent
$8,045
How the math works
TI amortizes at landlord yield over lease term. Premium = annual TI / sqft.
$500k at 9% / 7yr = $8,042/mo × 12 / 15,000 = $6.43/sqft premium → $48.43 effective rent.
How to Use
- Enter TI allowance.
- Enter square footage.
- Enter base rent per sqft.
- Enter lease term years.
- Enter landlord yield on TI %.
- Read rent premium to amortize TI.
Frequently Asked Questions
How does TI amortization work?
Landlord advances $X TI allowance to tenant (build-out, design, furniture). Landlord amortizes $X over base lease term at target yield (typically 7-10%) as addition to rent. Example: $500k TI over 7 years at 8% = $7,840/month rent addition. Tenant pays back through rent. Amortization makes TI cash-flow-positive for landlord but increases tenant's total occupancy cost.
Typical TI amounts?
Office second-generation: $15-40/sqft. Office first-generation (pre-built): $40-100/sqft. Retail second-generation: $20-60/sqft. Retail first-generation/vanilla box: $30-100/sqft. Medical/lab: $80-200/sqft. Industrial flex: $5-15/sqft. Full warehouse: $2-8/sqft. Lease term: 5-10 years typical. Amount varies with location, tenant credit, market conditions, use.
Rate considerations?
Landlord TI amortization rate: equivalent to lender rate + spread for capital risk. Current market: 8-11% for Class A office, 9-13% Class B office, 7-10% industrial, 8-12% retail. Lower for credit tenants. Higher for startups/unproven businesses. Negotiable in lease — tenant would prefer 5-6%, landlord wants 10-12%. Middle-ground: 7-9% common.
Alternative: amortize or direct cost?
(1) Amortize into rent: easy for tenant cash flow, TI spread over term. (2) Tenant pays direct: tenant controls build-out, deducts as leasehold improvement (IRC 168). Lower effective occupancy cost if tenant has tax appetite. (3) Hybrid: landlord funds building systems (HVAC, structural), tenant funds finishes. Common in medical/dental — tenant funds specific equipment-related buildout, landlord funds shell infrastructure.
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