Tenant Improvement Contractor in Portland, Oregon
Tenant improvements, also called leasehold improvements or a build-out, are the construction changes that turn a leased commercial space into one fit for a specific business: new or moved walls, flooring, ceilings, lighting, HVAC, plumbing, and electrical. At Modern Northwest, we plan, permit, and build tenant improvements across Portland and the Pacific Northwest, for offices, medical and dental clinics, retail, restaurants, and industrial spaces. We handle code review and permitting, build around your lease-commencement date, and match your timeline, budget, and brand. Movable items like furniture and specialty equipment are not part of the build, the tenant buys those separately.
Why Choose Modern Northwest
- Licensed, bonded, and insured in Oregon and Washington
- Decades of combined commercial construction experience in the Portland metro
- We pull permits with the City of Portland and the surrounding building departments
- ADA, fire, and building-code compliance handled
- We phase work to limit disruption to neighboring tenants
- One project manager runs your job and keeps you updated
Tenant Improvements by Space Type
Office Build-Outs
Open-plan and private-office layouts, demising walls, data and power, lighting, and ADA restrooms, finished to fit your brand and the way your team works.
Retail and Franchise Build-Outs
Brand-standard finishes, storefront work, and layouts built around customer flow, on schedules tied to your opening date.
Restaurant and Kitchen Build-Outs
Grease interceptors, Type I hood exhaust, and health-department-driven layouts, with front-of-house finishes built to pass inspection.
Medical and Dental Clinics
Exam and operatory plumbing, dedicated power for equipment, lead-lined walls where imaging requires it, and ADA-compliant, easy-to-clean layouts.
Industrial Interiors
Office pods and restrooms inside warehouse shells, durable finishes for heavy use, and code upgrades for the space.
Veterinary and Pet Care
Kennel and exam plumbing, durable washable surfaces, and sound and odor control for a clean, calm clinic.
Our Tenant Improvement Work
Our commercial build-out work across the Portland metro includes restaurants like Frank's Noodle House, plus medical, dental, and office spaces. See more completed projects on our work page.
See Our WorkHow a Portland Tenant Improvement Works
Discovery and Site Walkthrough
We walk the space to understand your goals, your timeline, and the condition of the shell, then map a plan to your budget.
Code Review and Permitting
We handle building-code and ADA review and pull permits with the City of Portland and the surrounding building departments.
Design and Material Selections
We lock in the layout, materials, and finishes, balancing how the space looks with how it has to work day to day.
Demolition and Prep
We remove what has to go and prep the space for clean construction, keeping disruption to neighboring tenants down.
Build-Out and Quality Checks
From framing to electrical and finishes, your project manager keeps the work on schedule and up to spec.
Final Inspection and Turnover
After final inspections, we hand over a finished space that is ready for occupancy.
Tenant Improvement Questions, Answered
What is the difference between a tenant improvement and a remodel?
A tenant improvement gets a leased commercial space ready for a new or changing tenant. A remodel usually updates a space you already occupy. The construction overlaps, but the lease situation is different. Tenant improvement is the real estate term, build-out is the construction term, and leasehold improvement is the accounting term, all for the same kind of work.
Who pays for tenant improvements, the landlord or the tenant?
Usually both. Most landlords offer a tenant improvement allowance, a set amount toward the work, and the tenant covers the rest. The split is written into the lease. See our tenant improvement allowance guide for typical ranges and how to negotiate more.
What do tenant improvements include?
The permanent work attached to the space: walls, flooring, ceilings, lighting, HVAC, plumbing, electrical, offices, break rooms, restrooms, and ADA or code upgrades. They do not include movable furniture, decor, or specialty equipment, which the tenant buys separately.
Do tenant improvements need a permit in Portland?
Most do. We handle the code review and pull permits with the City of Portland and the surrounding building departments as part of the job.
Can you work in an occupied building?
Often, yes. We phase the work and control dust and noise so neighboring tenants can keep operating. Whether you can stay open depends on the scope, and we tell you honestly during planning.
How long does a tenant improvement take?
It depends on the size of the space and the permit timeline. Design, permitting, and construction each take their own block of time. We map a firm schedule with you at the walkthrough, before work begins.
Related Services
Start Your Tenant Improvement Project
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