Tenant Improvement Refresh Calculator

Renewal refresh is lighter than new-tenant TI. This calculator sizes a practical renewal package.

Square footage

Refresh per SF

Lease extension years

Monthly rent

Total refresh cost

$60,000

Monthly amortized

$1,000

Rent months to recoup

4 mo

How the math works

Total refresh = SF × cost/SF. Monthly amortized = total ÷ lease months.

Refresh offers are one of LL's highest-ROI moves. $40k refresh preserves $2-3M of renewed lease value. Don't skip this at renewal negotiations.

How to Use

Enter SF.
Enter refresh cost per SF.
Enter lease extension years.
Enter monthly rent.
Read cost and months to amortize.

Frequently Asked Questions

Refresh vs full TI?

Refresh: paint, carpet, light fixtures, minor signage ($5-$15 PSF). Full TI: demising, HVAC, full build ($30-$100 PSF). Refresh preserves tenant at fraction of cost.

When to offer?

Mid-lease goodwill or at renewal. Tenant stays, LL avoids $500k+ re-tenanting. Refresh package of $30-50k is hugely accretive vs turnover.

Amortization?

Spread over renewal term. 5-year renewal of $50k = $833/month. Small monthly hit, large LTV of deal. Always negotiate this way at renewal.

What documentation matters here?

Written leases, move-in/move-out inspections with photographs, ledger entries showing every payment and charge, served notices with proof of service, and contemporaneous emails or texts. Courts weigh written evidence heavily; informal understandings rarely stand. Institutional operators run a monthly file audit to catch gaps before they matter. Good paper trails recover most of what's owed.