Tenant Improvement &
Commercial Build-Out
Services in Vancouver, BC
Planning a tenant improvement or commercial build-out in Vancouver? Get expert design-build services from a team that’s been delivering on-time, code-compliant commercial projects since 1981. From bare shell spaces to complete interior fit-outs, we handle design, permits, construction, and final occupation permits across offices, retail, restaurants, and medical spaces
- Complete design-build service (one team handles everything)
- 40+ years of Vancouver renovation expertise since 1981
- Licensed & insured with 40+ years commercial experience
RENOVATION AND CONSTRUCTION SERVICES
KITCHEN AND BATHROOM RENOVATION
Transform your kitchen into a beautiful gathering space with custom cabinetry, modern appliances, and thoughtful layouts. Expert design and quality craftsmanship that enhances both function and style.
Full Home Renovation & Remodeling
Complete custom home renovations tailored to your vision. From concept to completion, our experienced team transforms your space into the home you’ve always wanted.
Is your commercial tenant facing a bare shell space with raw concrete floors and no walls? A cramped, outdated layout that wastes valuable square footage and doesn’t reflect your brand? Confusing lease terms where you’re not sure who pays for what with the TI allowance? The overwhelming thought of coordinating electricians, plumbers, framers, HVAC technicians, and finishing trades—all while trying to meet your lease commencement date?
At DELANA Interiors, we eliminate the complexity and stress of tenant improvements with comprehensive design-build services that deliver move-in-ready commercial spaces on time and within budget. Since 1981, we’ve helped Vancouver commercial landlords, property managers, and tenants transform bare shells and outdated spaces into fully functional, code-compliant environments—professional office build-outs, retail fit-outs, restaurant spaces, and medical offices.
Our turnkey approach means one experienced team handles every aspect of your tenant improvement—space planning and layout design, design consultation, permit management with Vancouver officials, complete demolition, structural framing, full MEP upgrades, drop ceilings, lighting, flooring, and millwork.
With over 40 years serving Vancouver’s commercial real estate market, we understand how to navigate City of Vancouver permits, BC Building Code compliance, fire safety requirements, and heritage property restrictions. We coordinate directly with landlords and strata councils to ensure smooth project delivery.
Ready to transform your commercial space?
Why Vancouver Tenants & Landlords Trust Us
Proven Expertise Delivering On-Time, Code-Compliant Projects Since 1981
One Team Manages Your Complete Process From Design to Permit
Tired of juggling separate architects, GCs, and trades? Our integrated design-build approach eliminates coordination nightmares. One team handles design, permits, demolition, MEP, framing, and finishes. Single point of contact, one timeline.
40+ Years Delivering Commercial Tenant Improvements
Since 1981, we've completed hundreds of projects. We anticipate problems before they derail timelines, provide accurate estimates, and deliver quality construction that passes all inspections and meets lease commencement dates.
Fast Turnaround That Meets Commercial Timelines
Delays cost lost rent. Our streamlined process, established inspector relationships, and efficient project management deliver results fast. Most improvements completed in 6-12 weeks from permit approval.
Expert Permit Management & Building Code Compliance
We handle all permit applications and ensure compliance with BC Building Code, fire safety, and Vancouver regulations. We prepare drawings, submit to the city, and coordinate inspections to keep your project moving.
Transparent Pricing Covers Everything—No Surprise Costs
We help you understand and optimize budgets. Our transparent approach includes detailed line-item estimates, smart space planning, and value engineering. No surprise costs or hidden fees—you know exactly what you're investing.
Minimize Disruption in Occupied Commercial Buildings
We've perfected construction in occupied buildings. We schedule noisy work appropriately, use dust containment, coordinate deliveries, and maintain professional common areas to respect neighbors and building rules.
Complete Commercial Build-Out Services
From Bare Shell to Move-In Ready, We Handle Every Trade
Space Planning & Layout Design
“You’re looking at a bare shell or awkward space and can’t envision how to create an efficient layout that serves your business needs.”
Our expert space planning transforms commercial spaces into profitable environments. We create optimized layouts for workstations, retail flow, and customer experience, complete with 3D renderings
Framing, Drywall & Ceilings
“Transforming a bare shell space with no walls or ceilings into a professional environment seems like a massive undertaking.”
Our skilled carpenters provide structural framing, sound-insulated drywall, and drop ceiling systems. We create the defined spaces, private offices, and acoustic control you need.
Commercial Flooring Installation
“Choosing flooring that looks professional, handles heavy traffic, and fits your budget feels overwhelming with so many options.”
We install durable commercial-grade flooring: luxury vinyl plank (LVP), polished concrete, carpet tile, or ceramic for high-traffic areas, ensuring proper subfloor prep and transitions.
Millwork & Cabinetry
“Your space needs custom reception desks or display fixtures, but stock solutions don’t fit your brand aesthetic properly.”
Our millwork team designs custom reception desks, retail displays, and cabinetry. Commercial-grade construction built for heavy use and coordinated with your design.
Ready to see what's possible for your commercial space?
Our Construction Projects in Vancouver
Transform Your Entire Home in 8-12 Weeks Without Moving Out
Our Proven Process Perfected Over 40 Years
Is a Tenant Improvement Right for You?
This Service Delivers Results for These Common Scenarios
- You're a commercial tenant signing a new lease for bare shell or outdated space and need a complete build-out from permits to occupancy.
- You're a property manager coordinating improvements across your portfolio and need a reliable contractor who respects building rules.
- You're a commercial landlord wanting to maximize property value with quality build-outs that attract premium tenants and meet code.
- Your existing commercial space has a poor layout that wastes square footage, and you need expert space planning to optimize efficiency.
- You're opening a restaurant, retail store, or medical clinic requiring specialized systems like commercial kitchens or exam rooms.
- Your lease requires completion by a specific commencement date, and you need a team that delivers on strict timelines.
- You're renovating to refresh appearance or change use, needing demolition, system upgrades, and modern finishes.
If any of these situations resonate with you, DELANA Interiors might be exactly what you need.
Understanding TI Investment
Transparent Budgeting for Confidence
“How much will my tenant improvement cost?” is the most important question. The answer depends on your space size, scope of work, business type, and finish selection.
At DELANA Interiors, we provide comprehensive, itemized proposals specific to your exact project. This detailed approach ensures you know exactly what you’re investing in—quality construction, complete MEP systems, permits, and professional finishes.
COMMERCIAL INVESTMENT
A well-executed tenant improvement is an investment in your business success. The right space delivered on time helps you open when planned and serve customers immediately.
Frequently Asked Questions
Expert Answers to Your Whole-House Renovation Questions
How much does a tenant improvement cost in Vancouver?
Tenant improvement costs in Vancouver typically range from $75 to $200+ per square foot depending on your space type and scope of work. Office build-outs generally cost $75-$125 per square foot, retail fit-outs run $100-$150 per square foot, and restaurants with commercial kitchens range $150-$200+ per square foot due to specialized MEP requirements. The final cost depends on factors like your space size, whether you’re starting from bare shell or renovating existing finishes, the complexity of your MEP systems, your finish quality selections, and any specialized requirements for your business type. We provide detailed, itemized estimates after assessing your specific space and requirements so you know exactly what you’re investing before construction begins.
How long does a tenant improvement take in Vancouver?
Most tenant improvements in Vancouver are completed in 6-12 weeks from permit approval to final occupation, though timelines vary based on project scope and permitting. Simple office build-outs with basic layouts can be completed in 6-8 weeks, while restaurants requiring commercial kitchens or medical spaces with specialized plumbing may take 10-12 weeks. The timeline includes permit processing (typically 2-4 weeks for standard projects, faster with TIPs program eligibility), construction and build-out (4-8 weeks depending on scope), and final inspections and occupation permit approval (1-2 weeks). We work efficiently to meet your lease commencement deadlines and grand opening dates, and our established relationships with Vancouver building inspectors help expedite the approval process.
What's included in a typical TI allowance from my landlord?
A tenant improvement allowance (TIA) in Vancouver typically covers both hard costs like framing, drywall, flooring, electrical, plumbing, HVAC systems, doors, windows, and millwork, as well as soft costs including architectural and design fees, engineering services, permit fees and inspections, project management, and general contractor fees. The allowance amount varies widely—retail spaces typically receive $15-$40 per square foot, while restaurants may get $50-$200 per square foot due to higher buildout costs. However, TI allowances typically don’t cover tenant-specific branding elements, furniture and equipment, removable fixtures, technology and IT infrastructure beyond basic wiring, or specialty items unique to your business. We help you understand your lease terms, maximize the value of your TI allowance, and provide transparent budgeting so you know which costs are covered and which are your responsibility.
Do I need permits for tenant improvements in Vancouver?
Yes, most tenant improvements in Vancouver require building permits and potentially trade-specific permits for electrical, plumbing, mechanical, and fire safety work. The City of Vancouver’s Tenant Improvement Program (TIPs) can expedite permit approval for minor office renovations in eligible buildings to 2-3 weeks, while more complex projects may take 4-6 weeks for full permit approval. You need permits for structural changes like adding or removing walls, complete MEP system installations or upgrades, changes to fire-rated assemblies or sprinkler systems, new plumbing or gas lines, significant electrical work, and work affecting building code compliance or occupancy loads. We handle all permit applications, prepare required drawings and specifications, coordinate with City of Vancouver building inspectors, manage trade permit submissions, schedule required inspections, and ensure all work meets BC Building Code. With 40+ years navigating Vancouver’s permitting landscape, we know exactly what inspectors expect and keep your project moving through approvals efficiently.
Can you work on my tenant improvement while other tenants occupy the building?
Absolutely—we specialize in tenant improvements in occupied commercial buildings and have systems in place to minimize disruption to neighboring tenants and building operations. We schedule noisy work (demolition, framing, core drilling) during approved hours only and coordinate timing with property management, use heavy-duty dust containment barriers and HEPA filtration to protect adjacent spaces, maintain clear access to building exits, elevators, and common areas at all times, coordinate deliveries and staging to minimize hallway obstruction, perform daily cleanup to keep shared spaces professional, work efficiently to minimize overall project duration, communicate proactively with building management and neighboring tenants about schedules and any potential impacts, and follow all building rules, strata requirements, and noise bylaws. Building managers and adjacent tenants consistently tell us they barely noticed construction was happening—and were surprised how quickly we completed the project without disrupting their operations.
What's the difference between tenant improvement and leasehold improvement?
Tenant improvement and leasehold improvement are the same thing—both terms refer to customizations made to a commercial leased space to meet the tenant’s specific business needs. “Tenant improvement” (TI) is more commonly used in Vancouver’s commercial construction industry, while “leasehold improvement” is often used in accounting and legal contexts when discussing lease agreements and tax implications. Both terms describe the same work: modifications to office layout including walls, flooring, lighting, MEP systems installation or upgrades, millwork and built-in fixtures, and other customizations that make the space functional for your business. The improvements typically become part of the building and remain when your lease ends unless your lease agreement specifically allows you to remove certain elements. We use “tenant improvement” when discussing construction scope and timelines, but your lease agreement may refer to “leasehold improvements”—they mean the same thing.
How do you coordinate with landlords and property managers?
We’ve worked with hundreds of commercial landlords and property managers throughout Vancouver and have streamlined coordination processes that protect everyone’s interests. Before construction begins, we obtain landlord approval on all plans and scope, clarify TI allowance application and payment procedures, review insurance requirements and certificate of insurance, understand building access rules and approved work hours, and coordinate with property management on logistics. During construction, we provide regular progress updates to landlords and property managers, maintain required insurance and WorkSafeBC compliance, follow all building rules and strata requirements, coordinate inspections with landlords when required by lease terms, document all work with photos for landlord records, and ensure all permits and approvals are properly obtained and documented. At project completion, we provide landlords with final as-built drawings, all permit sign-offs and occupation permit documentation, warranty information on installed systems and materials, and coordinate final walkthrough if required by lease. Our transparent approach ensures smooth relationships between tenants, landlords, and property managers.
What happens if you discover unexpected conditions during demolition?
When we discover unexpected conditions during demolition—like structural issues, outdated wiring, hidden plumbing problems, asbestos or hazardous materials, or code compliance issues not visible during initial assessment—we immediately stop work in the affected area, document the condition with photos and detailed notes, assess the impact on scope, timeline, and budget, and contact you right away to discuss options and solutions. We provide clear recommendations on how to address the issue, cost implications for necessary remediation or changes, timeline adjustments if needed, and alternative approaches if available. With 40+ years of experience in Vancouver’s diverse commercial buildings, we’ve encountered virtually every scenario and can usually anticipate potential issues during our initial assessment. However, when surprises do occur, our transparent communication and problem-solving approach ensures you’re never left wondering what’s happening or facing unexpected bills without discussion. We work collaboratively to find the most cost-effective solution that keeps your project moving forward while maintaining code compliance and quality standards.
Can you help me understand what's realistic for my budget and timeline?
Yes—during our free consultation, we help you understand what’s achievable within your budget and timeline constraints before you commit to anything. We assess your space and discuss your business requirements and operational needs, review your lease terms including TI allowance and commencement date, understand your budget parameters and any constraints, discuss your must-have features versus nice-to-have elements, and explain typical costs for your space type and size in Vancouver. Based on this assessment, we provide realistic expectations on what’s possible within your budget, timeline required for permitting and construction, potential value engineering options if budget is tight, phasing options if you need to move in before everything’s complete, and recommendations on where to invest for best long-term value. Our goal is to give you accurate, honest information so you can make informed decisions—not surprise you later with budget overruns or timeline delays. Many clients tell us this upfront transparency and realistic planning was what set us apart from other contractors.
Do you handle restaurant tenant improvements with commercial kitchens?
Yes, we have extensive experience with restaurant and cafe tenant improvements including full commercial kitchen installations. We understand the specialized requirements including commercial-grade plumbing for 3-compartment sinks, prep sinks, dishwashers, and ice machines, gas lines for ranges, ovens, and cooking equipment, heavy electrical loads for commercial appliances and refrigeration, Type 1 hood exhaust systems with makeup air for grease-laden cooking vapors, grease interceptors meeting Vancouver requirements, commercial kitchen flooring and wall finishes meeting health code, proper ventilation and HVAC for dining areas, and coordination with Vancouver Coastal Health for food premise permits. Restaurant build-outs are more complex than typical office spaces, with costs generally $150-$200+ per square foot, but our experience with commercial kitchen code requirements, Vancouver Coastal Health approval processes, fire safety compliance for cooking operations, and specialized MEP systems ensures your project is done right the first time and passes all required inspections. We’ve completed numerous restaurant projects throughout Vancouver and understand the tight timelines restaurants face to open and start generating revenue.
Why should I choose DELANA instead of other commercial contractors?
DELANA Interiors brings 40+ years of proven commercial tenant improvement expertise specifically in Vancouver’s market with advantages other contractors can’t match. Since 1981, we’ve completed hundreds of tenant improvements throughout Vancouver, Burnaby, Richmond, and Metro Vancouver, giving us deep understanding of local building codes, permitting processes, and inspector expectations. Our integrated design-build approach means one experienced team handles your entire project from initial space planning through final occupation permit—no coordinating separate architects, engineers, and contractors. We deliver fast turnaround times that meet commercial lease deadlines, with most projects completed in 6-12 weeks, thanks to established relationships with Vancouver building inspectors, pre-qualified trades ready to mobilize quickly, and efficient project management. You get transparent, itemized budgeting with no surprise costs mid-project, licensed and insured general contractor with $5M liability coverage and full WorkSafeBC compliance, proven expertise across office, retail, restaurant, and medical space types, and a contractor who understands the unique pressures of commercial timelines and landlord coordination. We don’t just build spaces—we deliver move-in-ready commercial environments that help your business succeed.
Can you work within our TI allowance budget?
Yes, we specialize in maximizing the value of your TI allowance through smart planning and transparent budget management. During our initial consultation, we review your TI allowance amount and any terms in your lease agreement, help you understand what the allowance covers (hard costs, soft costs, exclusions), create detailed estimates showing how your allowance applies to each scope element, identify any gap between allowance and total project cost, and recommend value engineering options if your wishlist exceeds the allowance. Our goal is to deliver maximum functionality and quality within your TI allowance while being upfront about any items you’ll need to cover separately. We provide detailed line-item estimates so you see exactly where every dollar goes, coordinate with landlords on allowance application and reimbursement procedures, track allowance usage throughout construction to avoid surprises, suggest strategic choices that maximize allowance value (like investing in permanent infrastructure covered by allowance rather than removable items you’d pay for separately), and maintain clear documentation for landlord approval and reimbursement. Many clients successfully complete their tenant improvements using only their TI allowance when they work with an experienced contractor who understands how to plan strategically.
Ready to Transform Your Home?
Get a free, detailed estimate from Vancouver’s most experienced team. No pressure, no hidden fees, just honest advice from 40+ years of building.
Professional Tenant Improvement & Commercial Build-Out Services Throughout Vancouver & Metro Vancouver
Since 1981, DELANA Interiors has served as Vancouver’s trusted tenant improvement contractor, delivering complete design-build services that transform bare shell commercial spaces and outdated properties into functional, code-compliant environments ready for business operations. Our comprehensive approach handles every aspect of your commercial build-out—from initial space planning and layout design through permit applications, MEP systems installation, construction, and final occupation permit approval—ensuring seamless project delivery that meets your lease deadlines and business requirements.
We specialize in tenant improvements across all commercial property types throughout Metro Vancouver. Our office build-outs create efficient, professional workspaces with optimized layouts featuring private offices, open workstation areas, meeting rooms, reception spaces, and break rooms designed for productivity and collaboration. Retail fit-outs showcase your products and brand with custom millwork display fixtures, strategic customer flow planning, point-of-sale areas, and back-of-house functions that maximize merchandising while maintaining operational efficiency. Restaurant and cafe spaces receive complete commercial kitchen installations with proper ventilation systems, grease interceptors, food preparation areas, dining room layouts, and bar designs that meet Vancouver Coastal Health requirements and BC Building Code compliance. Medical and dental clinics benefit from our specialized healthcare experience including examination rooms, sterilization areas, waiting rooms, accessibility features, and plumbing-intensive spaces that satisfy regulatory standards while creating comfortable patient environments.
Complete Design-Build Services from One Experienced Vancouver Team
Our integrated design-build approach eliminates the complexity and coordination nightmares of managing separate architects, engineers, and contractors. One unified DELANA team handles your complete tenant improvement from concept through completion. We begin with comprehensive space planning and layout design that maximizes your square footage and operational efficiency, creating floor plans optimized for your specific business type with proper traffic flow, functional zones, and strategic placement of workstations, offices, customer areas, and support spaces. Our design consultation services include 3D renderings that let you visualize your finished space before construction begins, material and finish selections coordinated with your budget and aesthetic goals, lighting design for task, ambient, and accent illumination, and MEP system planning that ensures adequate capacity for your equipment and technology needs.
Permit management represents a critical component where our 40+ years of Vancouver experience delivers substantial value. We handle all building permit applications with City of Vancouver, Burnaby, Richmond, and North Vancouver building departments, preparing complete architectural drawings and specifications that meet municipal standards, coordinating directly with building inspectors and plan reviewers, addressing any comments or required modifications promptly, and obtaining all necessary approvals before construction begins. Our established relationships with Vancouver building inspectors and thorough understanding of BC Building Code requirements, fire safety compliance, accessibility standards, and local permit processes help expedite approvals and avoid the delays that plague less experienced contractors.
Expert Construction Serving Vancouver’s Diverse Commercial Buildings
Construction execution showcases our technical expertise and quality craftsmanship across all trades. Structural framing creates your space layout with properly engineered walls and partitions, fire-rated assemblies meeting code requirements, and blocking for shelving, fixtures, and equipment mounting. Complete MEP systems installation includes electrical panels and circuits sized for modern commercial loads, HVAC systems providing proper heating, cooling, and ventilation for your space type, plumbing systems for sinks, fixtures, and specialized equipment, gas lines when applicable, and all work performed by licensed trades meeting BC Electrical Code, BC Plumbing Code, and WorkSafeBC requirements. Drywall installation delivers smooth, professional surfaces ready for finishing, with moisture-resistant materials in appropriate areas, proper fire ratings where required, and access panels for mechanical systems.
Finish work transforms your space into a polished, move-in-ready environment. Drop ceiling systems with acoustic tiles provide clean appearances while allowing access to mechanical systems above, integrated with lighting fixtures and HVAC diffusers. Commercial flooring options include luxury vinyl plank and tile for durability and realistic wood or stone appearance, polished concrete for modern industrial aesthetics, commercial carpet tile for comfort and acoustics in office settings, and porcelain or ceramic tile for high-traffic and wet areas. Custom millwork and cabinetry provide reception desks, display fixtures, office storage, medical casework, restaurant bars and service counters, and built-in solutions maximizing your space functionality while reinforcing your brand identity. Professional painting and finishing complete your space with proper surface preparation, commercial-grade paint applications, custom colors coordinated with your design, and thorough final cleaning that removes all construction dust and debris.
Serving Commercial Properties Throughout Metro Vancouver
Our tenant improvement services extend throughout Vancouver and Metro Vancouver’s diverse commercial markets. Downtown Vancouver office towers, street-level retail spaces, and professional offices benefit from our experience navigating heritage property restrictions, strata requirements, and coordinated access in high-rise buildings. Yaletown and Coal Harbour commercial properties receive upscale build-outs appropriate for these premium waterfront neighborhoods. Mount Pleasant and Commercial Drive businesses get creative, functional spaces that match the vibrant character of these independent retail and restaurant districts. Kitsilano and West Side professional offices, medical clinics, and specialty commercial spaces receive quality construction meeting the expectations of these established neighborhoods.
North Vancouver and West Vancouver commercial properties benefit from our familiarity with district municipal requirements and building department processes. Burnaby tenant improvements span from Metrotown office towers to neighborhood retail and medical clinics throughout the city. Richmond commercial build-outs serve the diverse business community with expertise across office, retail, restaurant, and specialty spaces. Our services extend throughout New Westminster, Coquitlam, Surrey, Delta, Langley, Port Moody, and Maple Ridge, bringing consistent quality and expertise across Metro Vancouver’s entire commercial real estate market.
Why Commercial Landlords, Property Managers & Tenants Choose DELANA
Commercial landlords value our ability to deliver quality tenant improvements that attract and retain premium tenants while protecting property value. We understand landlord concerns about budget control, timeline adherence, maintaining relationships with existing tenants during construction, ensuring code compliance that passes all inspections, and creating spaces that command strong rental rates. Our transparent communication, detailed documentation, and professional approach make us the preferred contractor for landlords managing commercial portfolios throughout Vancouver.
Property managers appreciate our reliability, communication, and minimal disruption to building operations. We follow building rules and strata requirements strictly, coordinate schedules to minimize impact on existing tenants, maintain professional job sites with daily cleanup, provide regular progress updates to all stakeholders, and complete projects on schedule so lease commencement dates are met. Property managers tell us they trust DELANA because we make their jobs easier rather than creating additional headaches.
Commercial tenants choose DELANA because we understand the unique pressures they face—lease deadlines that cannot be delayed, limited budgets that must be maximized, TI allowances that need strategic application, business operations that cannot be disrupted unnecessarily, and the need for spaces that support their specific operational requirements. We help tenants navigate confusing lease terms, maximize the value of their TI allowances, understand realistic costs and timelines before commitments are made, and deliver move-in-ready spaces that let them focus on running their businesses rather than managing construction details.
Fast Turnaround That Meets Commercial Timeline Pressures
We understand commercial timelines are critical—tenants need to open on schedule to start generating revenue, and delays cost real money in lost rent or missed business opportunities. Our streamlined processes deliver results fast without sacrificing quality. Established relationships with Vancouver building inspectors help expedite permit approvals, with TIPs-eligible projects often approved in 2-3 weeks and standard projects in 4-6 weeks. Pre-qualified subcontractors and vendors stand ready to mobilize quickly once permits are issued. Efficient project management keeps all trades coordinated and on schedule with proper sequencing, material ordering, and inspection scheduling. Our design-build approach overlaps design development with permit processing to save time, and proven methods avoid the common delays and bottlenecks that plague less experienced contractors. Most tenant improvements proceed from permit approval to final occupation in 6-12 weeks, with phased approaches available when tenants need to occupy portions of their space before the entire project completes.
After 40+ years serving Vancouver’s commercial real estate market, DELANA Interiors has earned our reputation as the contractor commercial landlords, property managers, and tenants trust for tenant improvements that work. Our licensed general contractor credentials, $5 million commercial liability insurance, complete WorkSafeBC compliance, and membership in relevant trade associations demonstrate our professional standing. Our portfolio of successfully completed office build-outs, retail fit-outs, restaurant spaces, medical clinics, and specialty commercial projects throughout Vancouver proves our capabilities across all commercial property types. Contact DELANA Interiors today for your free consultation and discover why we’re Vancouver’s preferred tenant improvement contractor for projects that need to be done right, on time, and within budget.