2025 BC Tenant Improvement Guide Hero Photo showing closeup of interior materials
2025 BC Tenant Improvement Guide Hero Photo showing closeup of interior materials

2025 BC
Tenant Improvement Guide

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Tenant
Improvement
Guide

A guide to tenant improvement costs and permit times for commercial projects in BC.

Beautiful dining hall workspace interior - for TI Guide 2025

Overview

2025 is off to an interesting start with a trade war, a new Prime Minister, and some economic uncertainty. Here in British Columbia, it feels like business as usual, given the past few years. Big projects like Oakridge Park and St. Paul’s Hospital are moving along nicely. Meanwhile, small businesses across the province are working hard to survive and thrive. We're happy to share that most commercial tenant improvement building permits in BC are being processed faster than last year, especially in Vancouver. Plus, we've got a great opportunity to support Canadian businesses even more, and we're excited to do just that.

The information in this guide has been gathered by our team, working closely with our industry and project partners. Cutler has been involved in commercial tenant improvement projects since 2010, completing over 500 projects in BC. We know that commercial tenant improvements can be challenging, so we created this guide to help you understand the basics.

This guide provides

A data driven tool used to compare tenant improvement costs throughout BC. It is a broad overview of costs, along with comparison of permit times between cities and municipalities.

This guide does not provide

A comprehensive cost of occupancy tool. Tenant improvement costs can vary greatly based on the scope and requirements of the user.

What is a Tenant Improvement?

Cover Photo for TI Guide Assumptions and Approach chapter showing retail display

Assumptions & Approach

A tenant improvement is the process to configure a space to better suit the tenant's needs. A tenant improvement may include the design, construction, and furnishing of a physical space.

The cost of tenant improvements can range widely in scope based on the tenant's needs and geography. For this guide, we assume a vanilla shell, adequate power, and no change of use or development permits required.

All costs are industry sourced.

This guide is based on the average costs of projects across BC.

All costs assume a full tenant improvement from a warm shell.

A "cold shell" is a space that has no furnishings, infrastructure, heat or plumbing. A "warm" shell, by comparison, could have heat and some other features already in place. To standardize costs included here, all figures represent the cost from a warm shell condition.

What is a tenant improvement allowance?

A tenant improvement allowance is money given from a landlord to a tenant to help pay for the improvements of a space.

Beautiful high-end wellness womens bathroom interior design by Cutler - Section shot for BC TI Guide 2025
Cutler

Tenant Improvement Table of Costs

Base

Designed on a simple budget, with basic technology and finishes focused on function.

Medium

Increased project complexity, considering upgraded lighting, technology and design features. Average quality materials and details.

High

Complex project design with emphasis on top-quality finishes and space improvements. Increased effort spent on details and design.

Space Quality & Complexity
Sectors

2025 TI Guide

Base

Medium

High

Healthcare & Wellness

1,500 sqft. - 5,000 sqft.
$125-$190
cost/sqft.
$190-$290
cost/sqft.
$350+
cost/sqft.

Retail & Showrooms

1,000 sqft. - 5,000 sqft.
$100-$150
cost/sqft.
$150-$225
cost/sqft.
$250+
cost/sqft.

Office & Workspaces

1,500 sqft. - 15,000 sqft.
$120-$160
cost/sqft.
$160-$210
cost/sqft.
$250+
cost/sqft.

Fitness & Gyms

2,000 sqft. - 20,000 sqft.
$135-$170
cost/sqft.
$170-$220
cost/sqft.
$300+
cost/sqft.

Restaurants & Foodservice

1,000 sqft. - 5,000 sqft.
$150-$255
cost/sqft.
$255-$380
cost/sqft.
$450+
cost/sqft.

2025 Tenant Improvement Guide

Choose Your Sector
Healthcare & Wellness
Retail & Showrooms
Office & Workspaces
Gyms & Fitness
Restaurants & Foodservice

Healthcare & Wellness

1,500 sqft. - 5,000 sqft.

Base

$125-$190
cost/sqft.

Medium

$190-$290
cost/sqft.

High

$350+
cost/sqft.

Retail & Showrooms

1,000 sqft. - 5,000 sqft.

Base

$100-$150
cost/sqft.

Medium

$150-$225
cost/sqft.

High

$250+
cost/sqft.

Office & Workspaces

1,500 sqft. - 15,000 sqft.

Base

$120-$160
cost/sqft.

Medium

$160-$210
cost/sqft.

High

$250+
cost/sqft.

Gyms & Fitness

2,000 sqft. - 20,000 sqft.

Base

$135-$170
cost/sqft.

Medium

$170-$220
cost/sqft.

High

$300+
cost/sqft.

Restaurants & Foodservice

1,000 sqft. - 5,000 sqft.

Base

$150-$255
cost/sqft.

Medium

$255-$380
cost/sqft.

High

$450+
cost/sqft.
Contact us
Local Market

Permit Review Times

WEEKS
2
4
6
8
12
16
20
24
12-24Weeks
8-12Weeks
12-16Weeks
16-20Weeks
12-20Weeks
8-12Weeks
8-16Weeks
12-14Weeks
12-16Weeks
12Weeks
16-20Weeks
3Weeks
3-4Weeks
3Weeks
16-24Weeks
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