Tenant Improvement Disbursement Calculator

TI disburses on milestones. This calculator schedules.

Total TI allowance

Build-out months

Retainage %

Final draw delay months

Final retainage release

$80,000

Total progress draws

$720,000

Months to full disbursement

How the math works

Progress draws = total × (1 − retainage). Final release = total × retainage after delay.

$800k TI, 10% retainage: $720k in progress draws across 4 months; $80k released 2 months after CO (month 6 total).

How to Use

Enter total TI amount.
Enter build-out months.
Enter retainage %.
Enter final draw months delay.
Read disbursement schedule and final release.

Frequently Asked Questions

How is TI funded?

Milestone-based draws typically: 10% at demo, 30% at rough framing, 25% at MEP rough-in, 25% at finish, 10% retainage at final. Landlord reviews invoices, lien waivers, inspection reports before each draw. Tenant funds upfront, gets reimbursed.

Retainage?

5-10% of each draw held back until punch list complete and final signoff. Landlord's leverage to ensure quality completion. Released 30-90 days after certificate of occupancy and all lien waivers received. Retainage averages 1-2 months cash held.

Tenant cash flow?

Tenant typically carries 30-60 days of build-out costs before first reimbursement. Draw approval takes 2-4 weeks. Plan working capital or construction loan accordingly. Some leases permit progress-payment direct to contractor to reduce tenant carry.