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Tenant Improvement Disbursement Calculator
TI disburses on milestones. This calculator schedules.
Final retainage release
$80,000
Total progress draws
$720,000
Months to full disbursement
6
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).
EveryCalc calculators are designed for fast, practical estimates with transparent inputs and no required account. We use plain formulas, visible assumptions, and related tools so visitors can check the result from more than one angle.
Results are informational only. For financial, tax, legal, medical, construction, or other high-impact decisions, verify the output against primary sources or a qualified professional.
Learn more about our review process on the EveryCalc methodology page.
How this calculator works
What this page estimates
This Tenant Improvement Disbursement Calculator is built to give a quick, browser-based estimate for tenant improvement disbursement. TI disburses on milestones. This calculator schedules. The inputs stay on the page during normal use, and the result should be treated as an estimate for planning, comparison, or education rather than professional advice.
Calculation approach
The calculator applies the standard relationship implied by the inputs, then formats the answer so it can be checked and reused. For finance tools, the most important step is using consistent units, rates, time periods, and assumptions before comparing the result with another calculator or outside quote.
Example workflow
For example, start with a realistic value you already know, change one input at a time, and watch how the answer moves. That makes it easier to tell whether the result is being driven by the main amount, the rate, the time period, or a unit conversion.
Practical checks
- Use current, real-world numbers when the result affects money, health, tax, or legal decisions.
- Run a low, base, and high case when the inputs are estimates.
- Check the related calculators below when the next decision depends on a different assumption.
How to interpret the tenant improvement disbursement result
Best use
Use the result as a planning number for comparing payments, rates, returns, tax reserves, or cash-flow choices before you request a quote or make a commitment.
Cross-check
Compare the answer with the contract, lender estimate, tax form, brokerage statement, payroll record, or invoice that will control the real-world outcome.
Watch for
Do not rely on a single optimistic rate, return, or fee assumption. Money pages work best when you run low, base, and high cases and keep professional advice separate from the estimate.
This page belongs to the Finance calculator library, so the answer should be read in the context of the decision you are modeling rather than as a universal rule.
Before relying on this tenant improvement disbursement estimate
Most calculator mistakes come from the inputs, not the arithmetic. Use this short audit before you reuse the answer in a spreadsheet, quote, application, or important conversation.
Confirm source numbers
Match balances, rates, fees, taxes, income, and payment dates against the lender quote, payroll record, tax form, statement, invoice, or contract.
Separate cash flow from total cost
A lower monthly payment can still cost more over time if fees, interest, taxes, or a longer term are hidden in the structure.
Run conservative cases
Test at least one higher-cost or lower-return case before using the output for a purchase, refinance, investment, loan, or tax decision.
Rerun this page when the rate, price, term, fee, tax rule, income, expense, or expected holding period changes.
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.
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