Office tenant improvement in Los Angeles runs $40-$350+ per square foot in 2026: basic spec suite $40-$90, mid creative office $90-$175, and high-end HQ / executive $175-$350+. Landlord TI allowances commonly cover $40-$120/sq ft - the spread between build cost and allowance is your out-of-pocket. Plan a 4-9 month timeline from lease to move-in.
Cost by tier
Office build-out cost is driven by how "built" the space is - open work is cheap per square foot; enclosed rooms, glass fronts, and custom millwork are not. Realistic 2026 Los Angeles ranges:
| Tier | $/sq ft | What it includes |
|---|---|---|
| Basic spec suite | $40-$90 | Paint, carpet, building-standard finishes, minimal rooms. |
| Mid creative office | $90-$175 | Open work, focus rooms, kitchen/lounge, branded environment, glass fronts. |
| High-end HQ / executive | $175-$350+ | Custom millwork, executive suite, boardroom, AV-rich conference, premium finishes. |
Where the money goes
- Partitions, doors & glass fronts. Every enclosed room adds cost. Glass-front offices and conference rooms are a signature creative-office expense.
- MEP & HVAC. Re-zoning HVAC for a new layout, supplemental cooling for server/conference rooms, electrical and data distribution.
- Millwork & casework. Reception, pantry, lounge, and integrated technology furniture.
- AV & technology. Conference-room AV, video-conference-optimized rooms, digital signage.
- FF&E. Contract-grade seating, height-adjustable desking, lounge, and conference furniture.
- Finishes & lighting. Flooring, ceilings, lighting design and controls, acoustic treatment.
TI allowances - the number that actually matters
Landlords contribute a tenant improvement allowance toward the build-out, quoted per square foot. In Los Angeles this commonly ranges $40-$120/sq ft depending on lease term, submarket, and building. The figure to model is the spread: if your build is $150/sq ft and the allowance is $90/sq ft, the tenant funds $60/sq ft. Pre-lease design and visualization is one of the most effective ways to right-size scope and negotiate a stronger allowance - landlords respond to seeing what their space becomes.
Timeline
- Design & construction documents - 4-8 weeks. Programming, test fits, finishes, permit set.
- Permitting - 4-10 weeks. LADBS plan check; longer with structural or major MEP changes.
- Construction - 8-16 weeks. Faster in a recent spec suite, slower on first-generation raw floors.
Total: 4-9 months from lease execution to move-in.
Common follow-up questions
Should we design before signing the lease?
Yes - pre-lease test fits and photoreal visualization protect TI dollars and strengthen allowance negotiations. Seeing the program inside the actual floor plate (from the landlord's as-built drawings or a LiDAR capture) lets leadership commit to the right space with confidence.
What is the difference between first- and second-generation office space?
Second-generation space has existing TI (partitions, ceilings, MEP) you can reuse; first-generation is a raw or warm shell. Reusing compliant infrastructure can cut both timeline and cost meaningfully.
How much should we budget for AV and technology?
It varies widely, but conference-heavy and hybrid-work-focused offices carry a real AV line - video-conference-optimized rooms (lighting, acoustics, camera placement), digital signage, and distributed AV. It is worth scoping early because it drives ceiling, power, and data decisions.
How do we avoid post-move-in change orders?
Resolve the office in 3D before construction documents. Walking the space in VR with the executive team, brand, and HR surfaces layout and experience issues while they are still free to change - not after framing.