Saltspec · Lease Tool

How much TI allowance should you push for?

Tenant improvement allowance is one of the most negotiable, highest-dollar lines in a restaurant lease — and most operators leave money on the table. Here's a realistic target for your deal.

TI Target

Allowance worth pushing for

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TI allowance targetWhat a reasonable landlord could give on this deal
Estimated hard constructionWhat the buildout itself is likely to cost
Likely out of pocketHard costs the TI won't cover — you front this

TI is a reimbursement, not an advance — you pay the contractor first and the landlord repays after completion and lien waivers. It typically covers permanent improvements (MEP, HVAC, flooring, walls), not your equipment, FF&E, signage, or POS. And it's one slider against rent, free rent, and term — model total occupancy cost, not any single line.

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Targets are directional benchmarks for negotiation, not legal or financial advice. Actual allowances depend on the specific landlord, building, market, lease structure, and your leverage.