# Tenant improvement software that tracks the allowance, the changes and the delivery date

> Tenant improvement construction is the interior build out of leased commercial space to a specific tenant's requirements: demising walls, ceilings, mechanical, electrical, millwork and finishes, funded partly by a landlord allowance and driven by a lease date. Total US construction spending runs above a 2.1 trillion dollar annual rate, and interiors carry the tightest schedules in it because rent commencement does not wait. Neurobird tracks the allowance, the changes and the long lead items against that date.

- URL: https://neurobird.com/tenantimp/
- Product: Neurobird Tenant Improvement Construction Document Automation Platform
- Niche: tenant improvement construction
- Buyer: tenant improvement contractors and interiors builders
- Status: in development, open for early access
- Updated: 2026-08-21

## What Neurobird Tenant Improvement Construction does

- Track allowance drawdown against the lease number rather than against last month's pay application
- Classify every change order as landlord, tenant or shared at the moment it is raised
- Hold long lead items against the delivery date so slippage is visible before it is terminal
- Run the punch list and closeout so substantial completion is documented, not negotiated

## How it works

1. **Load the allowance and the work letter** Allowance amount, drawdown rules and the landlord work letter are captured once, so every cost can be tested against them.
2. **Classify the change when it happens** Each change order is landlord, tenant or shared at the moment it is raised, with the lease clause attached, rather than argued about after delivery.
3. **Watch the long lead register** Switchgear, glass and specialty equipment sit on a register with lead times against the delivery date, so a 26 week item is visible at award.

## From the source material

> The Leasing Specialist must send a copy of the NTP to the Budget Office within 5 days of signing the letter.

Source: GSA Leasing Desk Guide, alterations in leased space, https://www.gsa.gov/cdnstatic/LDG_Ch_8-Alterations_in_Leased_Space_5-31-11_508.pdf

## Industry context

- **$2.1T** Approximate annual rate of total US construction spending, of which interior alterations are a persistent and schedule critical share. (source: US Census Bureau, construction spending, https://www.census.gov/construction/c30/c30index.html)
- **1 work letter** Federal leasing practice separates standard from above standard tenant improvements, the same split that decides who pays for a change in commercial work. (source: GSA, above standard tenant improvements, https://www.gsa.gov/real-estate/reimbursable-services-program/policy-and-guidance/use-rwas-to-carry-out-abovestandard-ti)
- **Chapter 8** The federal leasing desk guide devotes a full chapter to alterations in leased space, which is a useful public model for how alteration authority and payment are handled. (source: GSA Leasing Desk Guide, https://www.gsa.gov/cdnstatic/LDG_Ch_8-Alterations_in_Leased_Space_5-31-11_508.pdf)
- **1926** OSHA construction standards sit in 29 CFR 1926 and apply to interior build out the same as to ground up work, including fall protection above 6 feet. (source: OSHA, construction, https://www.osha.gov/construction)
- **1 dataset** Establishment counts by industry show how many specialty interiors contractors operate, useful when sizing a subcontractor market. (source: US Census County Business Patterns, https://www.census.gov/programs-surveys/cbp.html)

## Pricing

- Single project: $160 per project, per month
- Contractor: $380 per project, per month
- Portfolio: $700 per project, per month

## Questions

### What is tenant improvement construction?

Tenant improvement construction is the interior build out of leased commercial space to a specific tenant's requirements: demising walls, ceilings, mechanical, electrical, plumbing, millwork and finishes. It is normally funded partly by a landlord allowance and driven by a lease date rather than by a construction schedule.

### What is a tenant improvement allowance?

A sum the landlord contributes toward the build out, usually stated per rentable square foot in the lease, drawn down against approved costs. Work above the allowance is paid by the tenant, so classification of each cost decides who pays, and that classification argument is where most TI disputes start.

### Why is the schedule tighter than on ground up work?

Because the lease sets the date. Rent commencement is typically tied to substantial completion or beneficial occupancy, so a slipped delivery has an immediate cash consequence for one party or the other, regardless of who caused it.

### How do long lead items get handled?

Badly, usually. Electrical gear, custom glass and specialty HVAC can run many months, and they are ordered after permit rather than at award. Tracking them against the delivery date is the single highest value thing a TI project can do.

### Does this replace our accounting or estimating system?

No. Costs still live in your accounting system. This holds the allowance position, the change order classification, the long lead register and the delivery date, which are the four things a lease driven project actually turns on.

## Sources

- [GSA, above standard tenant improvements](https://www.gsa.gov/real-estate/reimbursable-services-program/policy-and-guidance/use-rwas-to-carry-out-abovestandard-ti)
- [GSA Leasing Desk Guide, alterations in leased space](https://www.gsa.gov/cdnstatic/LDG_Ch_8-Alterations_in_Leased_Space_5-31-11_508.pdf)
- [GSA, leasing tools](https://www.gsa.gov/real-estate/leasing/leasing-tools)
- [US Census Bureau, construction spending](https://www.census.gov/construction/c30/c30index.html)

## Contact

- office@neurobird.com
- https://neurobird.com/