Hades Construction delivers commercial tenant improvements across Los Angeles and Southern California — restaurant, retail, medical, fitness and office fit-outs in leased, multi-tenant and occupied buildings, built to landlord criteria and work-letter terms.
A TI is a construction project with a landlord, a lease and a rent clock attached. All three belong in the plan from day one.
“My primary focus over the past ten years has been in Los Angeles on tenant improvement and ground up retail, restaurant, and residential projects. Over the past two years I’ve had the chance to work closely with Beshoy on several projects…”
David Freeland — architect and developer
Who this is for
Tenants taking a space
Operators and businesses fitting out leased premises against a rent commencement date, working within a landlord allowance.
Landlords and property teams
Delivering shell or turnkey condition, completing work on a tenant’s behalf, or repositioning a vacant suite for the next tenancy.
Franchisees and multi-site operators
Holding a brand standard across sites with different landlords, base buildings and jurisdictions.
Architects and project managers
Pricing and constructability input during design, and a contractor who can work inside an existing consultant team.
What decides whether a TI goes well
Read the work letter first
Delivery condition, what the allowance covers, who pays for base building upgrades, approved contractor and insurance requirements, permitted hours, and the landlord’s own approval loop. Half the disputes on a TI are already answered in a document signed before construction was ever discussed.
Verify the base building
Available electrical capacity, HVAC tonnage and distribution, roof structural capacity for new units, plumbing routes and stack access, and slab conditions. Record drawings on older Los Angeles stock are frequently wrong, so we survey rather than assume.
Allowance versus actual scope
An improvement allowance is a number in a lease, not a budget. The useful exercise is an early estimate that shows what the allowance genuinely covers and what falls to you, while there is still time to negotiate or redesign.
Building around a live tenancy
Temporary protection and barriers, dust and noise control, elevator and loading-dock booking, after-hours work and clean handover of common areas. These are scope items with real cost, and they are priced up front.
Permit route and existing conditions
A TI can trigger accessibility upgrades, energy compliance and fire-life-safety work well beyond the visible scope. Identifying those in plan check strategy — not in the field — is what keeps the schedule intact.
Handover the property team can use
As-builts, warranties, O&M documentation and final sign-offs assembled for whoever will maintain the space, whether that is your facilities team or the landlord’s.
Scope we cover
Preconstruction
Existing-conditions survey, work-letter review, constructability review, budget estimates, value engineering and phasing. Preconstruction services
Full fit-out
Demolition, partitions, structural alterations, MEP, ceilings, flooring, millwork, finishes, storefront and signage coordination.
Landlord coordination
Drawing submissions, insurance and compliance documentation, base building tie-ins, access and hours, and sign-off against the delivery condition.
Closeout
Punch list, final inspections, as-builts, warranties and handover to your operations team or the property manager.
Tenant improvement work by sector
Restaurant TI
Second-generation conversions and new kitchens, with health department and grease-waste coordination alongside the building permit.
Restaurant constructionRetail TI
Storefront and in-line retail fit-outs delivered to centre criteria and trading-hours restrictions.
Retail constructionMedical TI
Clinic and medical office fit-outs where gas, power, infection control and inspection sequencing govern the programme.
Medical office constructionFitness TI
Studio fit-outs with acoustic isolation, structural loading and heavy ventilation loads inside existing buildings.
Gym constructionHow a tenant improvement runs
- Space and lease reviewExisting conditions, work letter, allowance and delivery condition.
- PreconstructionConstructability, budget estimate against the allowance, phasing and permit strategy.
- Contract and buyoutDelivery method agreed, trade packages bid, subcontracts drafted, long leads released.
- ConstructionBuilt to landlord criteria, with access, hours and protection managed against a live building.
- CloseoutInspections, punch, documentation and handover.
Common questions
Can you price a fit-out before we sign the lease?
Yes, and it is worth doing. What the base building can support and what the work letter obliges the landlord to provide both change the real cost of the space, and both are still negotiable before signing.
Will the landlord’s allowance cover the work?
Sometimes, and often not. We give you an estimate broken down against the allowance so you can see the gap early and decide whether to redesign, renegotiate or fund it.
Are you on approved contractor lists?
We work regularly inside managed centres and institutional landlord environments and carry the licensing and insurance those lists require. Tell us the building and we will confirm the requirements.
Can you work nights and weekends?
Yes. Off-hours work in occupied buildings is normal on TI projects; it is planned into the sequence and priced rather than added later.
What triggers upgrades beyond our own scope?
Accessibility, energy compliance and fire-life-safety requirements can be triggered by the scope or valuation of a TI. We flag likely triggers during preconstruction so they are budgeted rather than discovered.
Do you provide the design?
We build from your design team’s drawings, or deliver the whole thing under one contract. See design-build.
Request a budget review
Send the drawings, the work letter, or just the address. We will tell you what the space can take, what the allowance really covers and what the fit-out will cost.
Or call (213) 652 2500 · Monday–Friday, 8:00–17:30 PST