Tenant Improvement Construction: What It Is and How to Do It Right

Every successful tenant improvement project starts with one thing: strategic demolition and site preparation.

Before new walls are framed or finishes installed, the existing commercial space must be modified to match the tenant’s needs. This critical early phase — including demolition, cutting, and coring — helps ensure the build-out runs smoothly and aligns with business requirements.

Let’s start by looking at what tenant improvement means and how the process typically begins.

What Is Tenant Improvement Construction (and How It Begins)

Tenant improvement construction (often called a TI project) refers to remodeling an existing commercial property to meet a tenant’s specific needs. These projects may involve minor cosmetic changes or major structural changes, depending on the lease terms and scope of work outlined in the lease agreement.

Examples of tenant improvement work include:

• Building out new office spaces or retail space layouts

• Updating HVAC systems, lighting, and electrical wiring

• Adding new signage for branding

• Making upgrades to comply with current building codes

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Tenant improvements usually begin with selective demolition and site prep. This can involve removing partitions, cutting concrete slabs, or trenching for plumbing and electrical — essential steps before the actual renovations can continue.

Getting the early phases right helps ensure that the tenant improvement process aligns with business operations, protects the integrity of the structure, and meets occupancy deadlines.

Demolition Services for Tenant Improvements

Demolition is often the first visible step in a tenant improvement project. However, unlike full-scale building demolition, tenant improvement demolition is highly selective. The goal is to remove specific parts of a structure — such as walls, flooring, ceilings, or fixtures — while protecting the core building systems that will remain in place.

Types of Demolition in TI Projects

Depending on the project's scope and the building's condition, demolition work during tenant improvements might include:

• Soft demolition — Removing non-structural elements like drywall partitions, carpet, cabinetry, and ceiling systems.

• Structural demolition — Carefully removing sections of concrete slabs, masonry walls, or load-bearing structures when layouts need to change.

• Selective slab demolition — Cutting or removing portions of a concrete floor to install new plumbing, electrical, or HVAC systems.

Because tenant improvements often take place in partially occupied buildings, demolition work must be performed with minimal noise, dust, and disruption to adjacent tenants. Planning and sequencing are critical to ensure that demolition activities do not interfere with other construction tasks or building operations.

Specialized Services for Tenant Improvement Demolition

In addition to standard removal tasks, some TI projects require more technical services to prepare the site properly:

• Concrete cutting — Creating precise openings for doors, windows, or utility access.

• Trenching — Saw-cutting and removing concrete sections for new below-slab installations.

• Core drilling — Drilling clean, round holes through floors or walls to accommodate piping or conduit.

• GPR scanning — Locating embedded rebar, post-tension cables, or live utilities before cutting or drilling.

Using specialized equipment and skilled operators helps reduce risk, maintain structural integrity, and keep tenant improvement projects on schedule.

Concrete Cutting and Slab Modification for Tenant Improvements

Concrete cutting and slab modification are common tasks in tenant improvement projects, especially when the space needs significant reconfiguration. Existing concrete floors and walls often need to be altered to support new layouts, utilities, or access points without compromising the structural stability of the building.

Common Concrete Cutting Needs in TI Projects

Several scenarios in tenant improvements call for precise concrete cutting:

• Creating New Doorways and Windows: Spaces originally designed for one tenant may require additional entry points, emergency exits, or natural lighting. Wall sawing techniques allow for clean, accurate cuts through reinforced concrete or masonry.

• Trenching for Utilities: New plumbing, electrical lines, or HVAC systems often require pathways beneath existing floors. Contractors use slab saws to cut narrow trenches in the concrete, allowing easy access for installing new systems.

• Floor Modifications for Layout Changes: Adjusting floor levels, removing raised platforms, or creating depressions for specialized equipment sometimes involves concrete removal and re-pouring sections of slab.

Specialized Techniques and Equipment

Modern tenant improvement projects rely on specialized cutting equipment designed to be:

• Highly accurate, minimizing overcuts and preserving surrounding materials

• Low-impact, reducing vibration, dust, and noise, which is important in occupied or partially occupied buildings

• Flexible, capable of working in tight or restricted-access areas common in retrofit environments

Careful planning, proper scanning, and skilled execution are key to ensuring that cutting activities support — rather than delay — the overall tenant improvement schedule.

Core Drilling and Scanning for Utility Integration

In tenant improvement construction, integrating new mechanical, electrical, and plumbing (MEP) systems often requires modifications to existing structural elements. Core drilling and ground-penetrating radar (GPR) scanning are two critical techniques that make this possible while protecting the building’s integrity.

Core Drilling in TI Projects

Core drilling is used to create precise, round openings through concrete, masonry, or other structural materials. These holes allow new utilities — such as water lines, electrical conduits, HVAC ducts, or fire protection systems — to pass through floors, walls, and ceilings.

Typical uses for core drilling in tenant improvements include:

• Running plumbing lines between floors or across slabs

• Installing electrical conduit pathways through walls

• Creating vent openings for new HVAC units

• Setting anchors for heavy equipment or partition walls

The size of core-drilled holes can vary widely, from small-diameter conduit openings to large penetrations for major mechanical systems.

The Role of GPR Scanning

Before any cutting or drilling begins, it’s essential to know what lies within or beneath a surface. Ground-penetrating radar (GPR) scanning is a non-invasive method used to detect:

• Embedded rebar or mesh

• Post-tension cables

• Electrical conduits

• Voids, cracks, or other hidden anomalies

By scanning surfaces before core drilling or saw cutting, construction teams can avoid damaging critical building systems — reducing risk, preventing costly repairs, and maintaining compliance with structural safety standards.

Together, core drilling and GPR scanning help ensure that tenant improvement modifications are completed accurately, safely, and without unexpected setbacks.

Building the Foundation for a Successful Tenant Improvement

Tenant improvement construction transforms existing spaces into customized environments that meet a tenant's functional and aesthetic needs. Every successful TI project relies on careful planning and precision work at every stage — starting with the critical early-phase tasks of demolition, cutting, coring, and scanning.

By understanding the importance of early-phase work, property owners, tenants, and project managers can better plan their tenant improvements, minimize disruptions, and set up their projects for long-term success.

Planning a Tenant Improvement Project?

A-Core is ready to support your project with expert demolition, cutting, and scanning services — and with 15 locations across the Western United States, we’re always within reach. Contact A-Core today to connect with a local specialist and get your project started right.