Landlord Work vs Tenant Work

The usual division

Landlords often deliver the building shell, base services and common areas. Tenants complete everything inside their premises, including partitions, ceilings, finishes, lighting and special systems.

Sometimes the landlord completes some items, such as washrooms or a rooftop unit, to a stated standard.

Words such as 'turn-key', 'vanilla shell' and 'as is' mean different things in different leases, so ask for a written definition of each.

Where gaps appear

Common gaps involve connection points. Who brings power to the space? Who extends the sprinkler main? Who provides a duct connection? If the lease is silent, cost often falls to the tenant.

Mark each service on the plan and agree in writing where the landlord's work ends.

A simple table in the work letter that lists each item and who pays can prevent most disputes before work begins.

Coordinating schedules

If landlord work is late, your work is late. Ask for firm completion dates and consider remedies such as extra rent-free days.

Where possible, ask whether your contractor can carry out the landlord items too, so there is one team and one schedule.

Why contractor input helps

We read work letters with a trade's eye. Our electrical and mechanical leads can tell what a stated standard actually means once built, and which items need clarification.

Because we perform these trades ourselves, we can price landlord-side items too, when the landlord permits, and avoid duplicate coordination.

Keep a clear record

Sign off on completed landlord work with a joint walk-through, and note any deficiencies before you take over.

Keep photos from the walk-through. They are valuable if a defect appears later.