Licensed Tenant Improvement Contractor — Metro Vancouver Since 1981
Tenant Improvement Contractor Vancouver
Office fit-outs, restaurant build-outs, retail renovations, dental clinics, and salon interiors — DELANA Interiors designs and builds your commercial tenant fit-out under one contract. Every permit pulled. Every trade managed.
- Licensed & insured in BC
- WorkSafeBC registered
- In-house interior design
- 2-Year Written Warranty
Most businesses moving into a new lease in Vancouver face the same problem: the space is not ready. It needs walls moved, electrical upgraded, plumbing roughed in, flooring installed, and a layout that actually works for the business. Whether you call it a tenant improvement, a tenant fit-out, or a leasehold improvement — the work is the same, and before any of it happens, someone has to pull the City permits and coordinate with the building manager.
That is what a tenant improvement contractor does — and DELANA Interiors has been doing it across Metro Vancouver since 1981. We are not just a general contractor. Jim Lazos, the owner of DELANA Interiors, is a licensed interior designer who has designed and built over 50 commercial spaces in Vancouver, Burnaby, North Vancouver, West Vancouver, and Richmond. When you hire DELANA for a tenant improvement, the person who designs your space is the same person who builds it. No miscommunication between an architect and a contractor. No coordination delays. One contract covers the full scope — from space planning and interior design through to the final City inspection and occupancy permit.
What a Tenant Improvement Contractor Vancouver Scope Should Include
A tenant improvement in Vancouver includes demolition of existing finishes, new layout framing, electrical wiring and data cabling, plumbing rough-in, HVAC modifications, drywall, commercial flooring, suspended ceilings, painting, lighting, fire separation where required, and any industry-specific installations. DELANA Interiors handles all City of Vancouver building permits, coordinates with building management, and delivers every component under one contract.
What is included in our tenant improvements:
- Free on-site assessment — layout review, building code requirements, and lease condition evaluation at no charge
- In-house interior design and space planning by Jim Lazos — no separate architect required
- Detailed written quote before any work begins — all labour, materials, permit fees, and trade costs disclosed
- All City of Vancouver building permits pulled and managed (electrical, plumbing, mechanical, structural)
- Demolition and disposal of existing finishes — drywall, flooring, ceiling, cabinetry
- New layout framing and demising walls — including fire-rated assemblies where required by the BC Building Code
- Full electrical upgrade — panel upgrades, dedicated circuits, data cabling, LED lighting to BC Electrical Code
- Commercial plumbing rough-in — kitchen, bathroom, salon wash stations, medical plumbing
- HVAC modification and ductwork — heating, cooling, and ventilation to meet commercial occupancy requirements
- Drywall, taping, and commercial-grade paint throughout
- Commercial flooring installation — tile, LVP, polished concrete, or carpet tile
- Suspended ceiling or exposed ceiling treatment
- Custom millwork and cabinetry — reception desks, display shelving, built-in storage
- Fire separation and sprinkler coordination where required
- Accessibility compliance — ramps, washroom dimensions, and signage to BC Building Code standards
- Final City inspection coordination and 2-year written workmanship warranty
Every tenant improvement includes custom cabinetry and millwork built to your exact layout and coordinated commercial flooring. See our completed projects or read what Vancouver business owners say about us.
Tenant Improvement Services by Industry
Different businesses have different build-out requirements. A dental clinic is not the same as a restaurant, and a retail store is not the same as a law office. DELANA Interiors has designed and built commercial spaces across every major industry in Metro Vancouver.
Office Renovation and Tenant Improvements
Office tenant improvements in Vancouver typically include open-plan layout design, private office framing, boardroom construction, reception area build-out, server room electrical, and data cabling throughout. DELANA designs layouts that meet your headcount and workflow requirements, then builds them to the BC Building Code.
Typical scope: Layout framing, electrical and data, HVAC zoning, suspended ceiling, commercial carpet tile, LED lighting, reception desk millwork.
Restaurant and Cafe Build-Outs
Restaurant tenant improvements require commercial kitchen plumbing, grease trap installation, Type I and Type II hood ventilation, gas line connections, fire suppression systems, and Health Authority-compliant finishes. DELANA coordinates every required inspection — City of Vancouver building, electrical, plumbing, gas, and Vancouver Coastal Health.
Typical scope: Commercial kitchen rough-in, hood and exhaust, walk-in cooler prep, front-of-house millwork, bar construction, commercial flooring, washroom build-out.
Retail Store Renovation
Retail fit-outs focus on customer flow, display infrastructure, point-of-sale placement, lighting design, and storefront presentation. DELANA designs retail spaces that move customers through the space naturally while maximising display area and reinforcing brand identity.
Typical scope: Layout design, display wall framing, feature lighting, fitting rooms, storage build-out, flooring, signage coordination.
Dental and Medical Clinic Renovation
Dental and medical clinic tenant improvements require specialised plumbing, lead-lined walls for X-ray rooms, sterilisation area build-out, and patient-flow layout design. DELANA coordinates with your equipment suppliers and manages every City inspection.
Typical scope: Treatment room framing, specialised plumbing, electrical for dental chairs, sterilisation area, reception and waiting room, HVAC, accessibility-compliant washrooms.
Salon and Wellness Studio Interiors
Salon and wellness studio fit-outs require dedicated wash station plumbing, individual station electrical, ventilation for chemical treatments, and layouts that balance private treatment rooms with open styling areas.
Typical scope: Wash station plumbing, styling station electrical, treatment room framing, reception area, retail display, ventilation, flooring, custom cabinetry.
What No Other TI Contractor in Vancouver Offers
Why Design-Build Matters for Your Tenant Improvement
Most tenant improvement projects involve two separate contracts — one with an interior designer or architect, and one with a general contractor. That means two timelines, two budgets, and one very common problem: what the designer drew does not match what the contractor can build within budget. DELANA Interiors eliminates this entirely. Jim Lazos is both a licensed interior designer and a licensed general contractor with over 40 years of commercial design-build experience.
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One contract, one budget
Design and construction quoted together. No surprise gaps between the design estimate and the construction estimate.
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No architect fees
In-house interior design by Jim Lazos is included in every tenant improvement contract. You pay one fee for the full scope.
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Faster timelines
Design and pre-construction happen in parallel instead of sequentially. Permits are applied for while materials are being sourced.
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No coordination failures
The designer and the builder are the same person. What gets drawn is what gets built.
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Real-time design adjustments
If a structural constraint or building code issue arises during construction, the design adapts immediately. No waiting for a third party to issue revised drawings.
How We Handle Your Tenant Improvement in Vancouver
Every tenant improvement follows the same structured process — built around City permit requirements and building logistics from day one.
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Free On-Site Assessment
We visit your space at no cost. We review the existing conditions, assess the building's mechanical and electrical infrastructure, and discuss your business requirements. If you have a lease, we review the tenant improvement clause and any landlord conditions on the spot.
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Interior Design and Space Planning
Jim Lazos designs your layout — furniture placement, traffic flow, electrical and data locations, plumbing positions, lighting zones, and finish selections. You approve the design before anything is quoted.
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Written Quote — Every Cost Disclosed
You receive a detailed written quote covering all labour, materials, permit fees, trade costs, and any landlord-required items. Nothing starts until you have approved every line. If you have a tenant improvement allowance, we structure the quote to align with it.
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City Permits
Any tenant improvement involving electrical, plumbing, structural, or mechanical work requires a City of Vancouver building permit. We pull every permit, respond to any City questions, and manage the full approval process. Typical permit processing takes 2–4 weeks.
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Construction — Managed Daily
All trades work under our direct supervision. If the business is operating in an adjacent space or the building has other tenants, we coordinate with building management, schedule noisy trades during approved hours, and phase the work to minimise disruption.
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Final Inspection, Occupancy Permit, and Warranty
We schedule and pass every required City inspection — electrical, plumbing, mechanical, fire, and final occupancy. We walk the completed space with you, resolve any deficiencies, and hand over your 2-year written workmanship warranty.
How Much Does a Tenant Improvement Cost in Vancouver?
Typical cost range
$40 – $160 / sq ft
Basic office fit-outs start at $40/sq ft. Restaurant and medical clinic build-outs run $80–$160/sq ft due to commercial kitchen, specialised plumbing, and Health Authority requirements.
| Project Type | Estimated Cost |
|---|---|
| Basic office fit-out (open plan, carpet, standard lighting) | $40 – $65 / sq ft |
| Mid-range office renovation (private offices, boardroom, server room) | $60 – $90 / sq ft |
| Retail store fit-out (display walls, lighting, POS, storage) | $50 – $85 / sq ft |
| Restaurant / cafe build-out (commercial kitchen, hood, bar) | $80 – $150+ / sq ft |
| Dental / medical clinic (specialised plumbing, imaging, sterilisation) | $90 – $160 / sq ft |
| Salon / wellness studio (wash stations, treatment rooms, ventilation) | $55 – $90 / sq ft |
These ranges reflect current Vancouver labour and material costs as of 2026. Building age, existing infrastructure, landlord base-building conditions, and industry-specific mechanical requirements all affect the final number.
We do not quote tenant improvements from a website. Every estimate is based on a free on-site visit where we assess your space, review your lease conditions, and give you a written number you can rely on. Call us at (236) 858-8187 or reach us through our contact page.
How Long Does a Tenant Improvement Take in Vancouver?
A standard office tenant improvement in Vancouver takes 4 to 8 weeks from permit approval to occupancy. Restaurant and medical clinic fit-outs take 8 to 14 weeks due to additional mechanical, plumbing, and Health Authority inspection requirements. City of Vancouver permit processing adds 2 to 4 weeks before construction begins.
| Project Type | Construction Time | Total (incl. permits) |
|---|---|---|
| Basic office fit-out | 3 – 5 weeks | 5 – 9 weeks |
| Mid-range office renovation | 5 – 8 weeks | 7 – 12 weeks |
| Retail store fit-out | 4 – 6 weeks | 6 – 10 weeks |
| Restaurant / cafe build-out | 8 – 12 weeks | 10 – 16 weeks |
| Dental / medical clinic | 8 – 14 weeks | 10 – 18 weeks |
| Salon / wellness studio | 4 – 7 weeks | 6 – 11 weeks |
What Most Contractors Ignore
Tenant Improvements in Occupied Buildings
Most commercial buildings in Vancouver have multiple tenants. Construction noise, dust, material deliveries, and trade access all affect the building and its other occupants. DELANA Interiors has been completing tenant improvements in occupied buildings across Metro Vancouver for over 40 years. We plan for disruption before the first day of construction — not after the first complaint.
Phased Construction
We break the project into phases so noisy trades happen first, with quieter finishing work scheduled after. Your business can operate in one section while we build another.
After-Hours and Weekend Work
For projects in busy commercial buildings, we schedule high-noise trades during off-hours. Coordinated with building management before construction begins.
Building Management Coordination
Elevator bookings, loading dock scheduling, corridor protection during material movement, and advance notification to adjacent tenants. All handled by DELANA.
Dust and Noise Containment
Full poly barriers between construction zone and occupied areas. Negative air pressure where required. Daily cleanup. All work within City of Vancouver Noise Control By-law.
How to Use Your Tenant Improvement Allowance
Many commercial leases in Vancouver include a tenant improvement allowance — a dollar amount per square foot the landlord contributes toward the cost of building out your space. Typical TIA ranges in Metro Vancouver are $20 to $60 per square foot depending on the building class, lease term, and negotiated conditions.
DELANA Interiors works within your TIA budget. We structure the written quote to align with your allowance, clearly separating landlord-funded scope from tenant-funded upgrades. We provide the documentation your landlord requires — including permit copies, contractor credentials, insurance certificates, and WorkSafeBC clearance — as part of the project scope. You never navigate the landlord approval process alone.
If you do not have a TIA: Many smaller leases or short-term leases do not include a tenant improvement allowance. In that case, the full build-out cost is the tenant's responsibility. DELANA provides the same level of documentation and permit management regardless of funding structure.
Why Vancouver Business Owners Choose DELANA Interiors
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Design-Build Under One Roof
Jim Lazos designs your space and builds it. No architect fees. No coordination between separate firms. One contract covers everything from space planning to the occupancy permit.
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50+ Commercial Projects Since 1981
Offices, restaurants, retail stores, dental clinics, salons, and medical practices across Metro Vancouver. DELANA has built the kind of space you need, in the kind of building you are leasing.
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We Handle Every Permit
City of Vancouver building permits, electrical permits, plumbing permits, mechanical permits, and Health Authority inspections for food service. You never visit City Hall or deal with an inspector.
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Occupied Building Expertise
Phased construction, after-hours work, building management coordination, and dust containment. Your neighbours and your building manager never have a reason to complain.
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Published Cost Ranges
We publish honest cost ranges because informed business owners make better decisions. Every estimate is confirmed in writing after a free on-site visit.
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2-Year Written Workmanship Warranty
Every tenant improvement completed by DELANA comes with a 2-year written workmanship warranty. If anything we built or installed fails within two years, we return and repair it at no charge.
What Our Clients Say
"The team was professional, punctual, and highly skilled. From the initial consultation to the final walkthrough, everything was handled with clear communication and attention to detail. The quality of workmanship exceeded my expectations, and the project was completed on time and within budget."
"I had a great experience working with Delana Interiors. Great team with years of experience. They done a wonderful job and made sure everything was done right."
"I am so glad that I gave this contract to Delana Interiors. They done a great job. Very professional and the quality of their work is outstanding."
Other Renovation Services We Offer in Vancouver
A tenant improvement often works alongside other construction and renovation services. Here is what we provide across Metro Vancouver:
- Kitchen Renovation Vancouver
Full kitchen rebuilds for residential and commercial properties — custom cabinetry, countertops, plumbing, and electrical.
- Bathroom Renovation Vancouver
Complete bathroom renovations including commercial washroom build-outs with accessibility compliance.
- Basement Renovation Vancouver
Basement finishing, legal suite conversions, and waterproofing across Metro Vancouver.
- Condo Renovation Vancouver
Full condo renovations with strata coordination, City permits, and one contract for all work.
- General Contractor Vancouver
Full project management for renovation and construction across Metro Vancouver.
- Flooring Contractor Vancouver
Commercial flooring — carpet tile, LVP, polished concrete, and large-format tile.
- Custom Millwork Vancouver
Reception desks, display shelving, built-in cabinetry, and commercial millwork.
- Construction & Additions Vancouver
Structural work, additions, and commercial construction across Metro Vancouver.
Tenant Improvement Service Areas in Metro Vancouver
We complete tenant improvements and leasehold improvements across Metro Vancouver. Here is where we work:
- Tenant improvement contractor in Downtown Vancouver — office fit-outs, restaurant build-outs, retail renovations, and dental clinic construction in Yaletown, Gastown, Coal Harbour, and the West End
- Tenant improvement contractor in Kitsilano and Broadway — ground-floor retail tenant fit-outs and office leasehold improvements along West 4th and Broadway corridors
- Commercial tenant improvement contractor in North Vancouver — office, restaurant, and retail fit-outs in Lonsdale, Central Lonsdale, and Lynn Valley
- Commercial tenant improvement contractor in West Vancouver — Ambleside and Dundarave office renovations, retail fit-outs, and restaurant build-outs
- Tenant improvement contractor in Burnaby — commercial fit-outs for offices, clinics, restaurants, and retail in Metrotown, Brentwood, and the Heights
- Commercial tenant improvement contractor in Richmond — office and retail leasehold improvements in City Centre, Steveston, and along No. 3 Road
Not sure if we cover your building? Call us at (236) 858-8187 and we will confirm availability right away. Visit our FAQ page for more answers about tenant improvement costs, permits, and timelines in Metro Vancouver.
Common Questions About Tenant Improvements in Vancouver
A tenant improvement in Vancouver typically costs $40 to $150 per square foot depending on the industry and scope. Basic office fit-outs run $40–$80 per square foot. Restaurant build-outs with commercial kitchen requirements run $80–$150+ per square foot. Dental and medical clinic fit-outs range from $90–$160 per square foot. DELANA provides a free on-site estimate with a detailed written quote before any work begins.
A standard office tenant improvement takes 4 to 8 weeks from permit approval to occupancy. Restaurant and medical clinic fit-outs take 8 to 14 weeks due to additional mechanical and plumbing requirements. City of Vancouver permit processing adds 2 to 4 weeks before construction begins. DELANA provides a realistic timeline in writing before the contract is signed.
Yes. Any tenant improvement involving electrical, plumbing, structural, or mechanical work requires a City of Vancouver building permit under the BC Building Code. Restaurants require additional Health Authority inspections. DELANA pulls and manages every required permit and coordinates all City and Health Authority inspections — the business owner is never involved in the permit process.
It depends on the lease. Many commercial leases in Vancouver include a tenant improvement allowance (TIA) where the landlord contributes a fixed dollar amount per square foot. The tenant pays anything above that allowance. DELANA structures every quote to align with TIA budgets and provides all documentation landlords require for reimbursement.
A tenant improvement allowance (TIA) is a dollar amount per square foot that a commercial landlord contributes toward the cost of customising a leased space. Typical TIA ranges in Metro Vancouver are $20 to $60 per square foot depending on the building class, lease term, and negotiated conditions. DELANA helps business owners maximise their allowance by designing within budget constraints.
They are the same thing. "Tenant improvement" is the construction industry term used in Vancouver. "Leasehold improvement" is the accounting and legal term used in lease agreements and tax filings. Both refer to modifications made to a leased commercial space to suit the tenant's business requirements.
Yes, but it requires phased construction and careful scheduling. DELANA Interiors specialises in occupied building renovations — we phase the work so your business continues operating, schedule noisy trades during off-hours, and coordinate with building management to minimise disruption to your operations and other tenants.
Offices, dental clinics, medical practices, restaurants, cafes, retail stores, salons, wellness studios, gyms, and co-working spaces. Any business moving into a new commercial lease or renovating an existing leased space typically requires tenant improvement work to meet the specific operational requirements of that business.
Yes. Jim Lazos, the owner of DELANA Interiors, is a licensed interior designer with over 40 years of commercial design experience. Interior design and space planning are included in every tenant improvement contract — there is no separate architect fee. The person who designs your space is the same person who builds it.
Yes. Every tenant improvement completed by DELANA Interiors includes a 2-year written workmanship warranty. If anything built or installed fails within two years, DELANA returns and repairs it at no charge. All permit documentation and inspection records are provided at project completion.
Ready to start your tenant improvement in Vancouver?
Every tenant fit-out estimate from DELANA Interiors is free, written, and itemised by trade. We visit your space, review your lease conditions, and give you a clear cost breakdown before any commitment. Call us Monday to Friday 7:00 AM to 6:00 PM, Saturday 9:00 AM to 2:00 PM.
Call Now — (236) 858-8187Before You Sign a Tenant Improvement Contract
Read our guide on how to avoid getting ripped off by a commercial renovation contractor in Vancouver — the same protections apply to tenant improvements, including BC 2025 consumer law, holdback rules, and what never to say during contract negotiations.