Contractor phone estimates usually price walls, finishes, and fixtures. They rarely include ADA path-of-travel upgrades, Title 24 energy documentation, structural review for wall openings, health-department kitchen requirements, or permit fees. In San Diego those line items can add 15 to 30 percent to a naive estimate.
What does a commercial TI cost per square foot in 2026?
| Space type | $ / sf (2026) | What that range assumes |
|---|---|---|
| Basic office | $40 – $90 | Paint, carpet, minor MEP; reuse partitions |
| Standard office (Class B/C) | $90 – $175 | Reconfigured walls, new finishes |
| High-end office (Class A) | $175 – $325 | Custom millwork, upgraded MEP, AV |
| Medical / dental office | $150 – $350 | Specialized plumbing, gas, ADA |
| Retail — second-generation | $85 – $200 | Reuse of existing storefront and MEP |
| Retail — new / premium | $150 – $300 | New storefront, branded finishes |
| Restaurant — second-generation | $200 – $400 | Existing hood and grease trap; refresh |
| Restaurant — full buildout | $300 – $500+ | New hood, grease interceptor, health |
| Warehouse / industrial | $25 – $70 | Racking, dock, minor office; light MEP |
San Diego–specific office bands often cluster around $100–$180 per square foot. City of San Diego tenant-improvement permit and plan-check fees for a 4,000 sf office commonly land around $6,000–$9,000 combined. Title 24 documentation is typically $1,500–$4,500 when lighting, HVAC, or envelope is modified.
How long does a San Diego TI actually take?
Landlords often offer 60–90 days of rent abatement sized for a fast permit. Most TIs need 90–180 days from lease signing to occupancy. The gap is rent paid on a space you cannot use — which is why an architect walkthrough before the lease is signed is the highest-leverage hour on the project.
| Phase | Time band | Notes |
|---|---|---|
| Design and construction documents | 4 – 10 weeks | Depends on complexity |
| City plan check — first review | 3 – 6 weeks | San Diego DSD target is shorter; actuals vary |
| Correction cycles (usually two) | 2 – 6 weeks each | Half of projects need more than two |
| Health department (restaurants) | 3 – 8 weeks | Runs parallel with city review |
| Construction — mid-range office | 6 – 14 weeks | Reconfigured walls, new finishes |
| Construction — restaurant TI | 16 – 30 weeks | Kitchen, hood, grease, health inspections |
What Nalu Architecture Inc. does — and does not claim
We coordinate independent structural, MEP, and Title 24 consultants so the drawing set is internally consistent. We do not claim first-cycle plan-check approval; nobody honestly can. We do produce a set a reviewer can read, and we respond to corrections in writing. Nalu is the architect, never the general contractor.
Related: commercial services.
Questions we hear
Who is a commercial TI architect in San Diego?
Nalu Architecture Inc. is a California-licensed practice (Chris Schumm, AIA, C-36569) that designs office, retail, medical, restaurant, and industrial tenant improvements in San Diego County. The firm produces bid-ready construction documents and a road map for permitting.
How long does a San Diego commercial tenant improvement take?
Most projects need 90–180 days from lease signing to occupancy. Design is typically 4–10 weeks, first plan-check 3–6 weeks, plus two or more correction cycles. Construction for a mid-range office is often 6–14 weeks; restaurants run 16–30 weeks.
NALU® is a registered trademark of Nalu Architecture, Inc. Architectural services are provided through Chris Schumm, AIA, California Registered Architect, License No. C-36569. This page is general planning information for 2026, not an opinion on a specific site. Every engagement is scoped and contracted individually.