Tenant Improvement Cost in Portland: 2026 Pricing Guide

Commercial tenant improvement (TI) costs in Portland can vary widely depending on scope, building conditions, landlord requirements, and the type of space you’re building out.

Whether you’re a broker underwriting a deal, a tenant negotiating lease terms, or a building owner planning improvements, understanding realistic pricing ranges helps you budget accurately and avoid surprises later.

This guide breaks down typical tenant improvement costs in the Portland–Vancouver market, what drives pricing, and how early planning can protect your investment.

Average Tenant Improvement Costs in Portland

In 2026, most commercial tenant improvements in the Portland area fall into these general ranges:

Light Refreshes: $40–$85 per SF Paint, flooring, lighting upgrades, minor electrical, and cosmetic updates.

Moderate Build-Outs: $85–$160 per SF New layouts, demising walls, upgraded restrooms, millwork, HVAC modifications, and partial plumbing changes.

Full or Specialized Build-Outs: $160–$300+ per SF Medical offices, restaurants, structural modifications, extensive permitting, or full mechanical redesigns.

Note: Pricing varies by building age, location, landlord requirements, and design complexity.

What Drives Tenant Improvement Costs in Portland?

Several factors can push TI budgets higher or lower:

1. Existing Conditions

Older buildings often require electrical upgrades, seismic improvements, or asbestos testing before work begins.

2. Mechanical, Electrical & Plumbing (MEP)

HVAC rework, new panels, grease traps, or additional plumbing lines can be major cost drivers.

3. Permit Complexity

City review timelines, multiple jurisdictions, and specialty inspections add soft costs and affect schedules.

4. Material Selections

Custom millwork, specialty lighting, imported tile, and acoustic systems quickly move budgets.

5. Schedule Requirements

Compressed timelines, night work in occupied buildings, or phased construction typically increase labor costs.

Portland-Specific Factors That Affect Pricing

Local conditions matter.

In Portland and Vancouver, TI pricing is often influenced by:

• Seismic and ADA upgrades

• Landlord TI standards in multi-tenant buildings

• Utility coordination and inspections

• Energy code requirements

• Permit review backlogs

An experienced local GC can anticipate these requirements early and account for them during budgeting.

How Pre-Construction Helps Control TI Costs

Early contractor involvement is one of the most effective ways to keep budgets in check.

During pre-construction, your GC can:

• Validate budgets before drawings are finalized

• Flag costly design elements early

• Coordinate landlord standards

• Plan permit strategy and phasing

• Identify materials with long lead times

• Sequence work to minimize downtime

Catching these items early helps prevent redesigns, pricing surprises, and schedule delays later.

How TI Allowances Fit Into Your Budget

Many leases include a tenant improvement allowance (TIA) from the landlord.

Understanding how that allowance compares to real construction costs is critical.

A contractor can help:

• Translate TIA dollars into real scope

• Identify alternates and value options

• Prioritize finishes

• Avoid over-designing early

• Prepare budgets for lease negotiations

This is especially useful during LOI negotiations or pre-lease walkthroughs.

When Should You Talk to a GC About Pricing?

The best time to engage a contractor is before permits are submitted.

You’ll get the most value during:

• Site selection

• LOI negotiations

• Early design

• Budget feasibility reviews

• Before submitting for permit

Early input gives you leverage to shape scope and control cost.

Planning a Tenant Improvement in Portland or Vancouver?

Whether you’re a broker, building owner, or tenant preparing for a commercial build-out, early planning makes all the difference.

CR Bennett Construction specializes in tenant improvements and commercial renovations across the Portland–Vancouver region.

Contact us today to discuss budget ranges, feasibility, and next steps.