Ground-Up Construction vs. Tenant Improvement: Which Do You Need?

Deciding the Best Approach for Your Next Commercial Project in Boise

When planning a new commercial space in Boise’s fast-growing market, choosing between ground-up construction and tenant improvement (TI) is one of the most critical decisions developers and business owners face. Each path offers distinct advantages — but the right choice depends on your vision, timeline, and long-term goals.

At Prusik Construction, we specialize in both — guiding clients across the Treasure Valley with transparent, integrity-first construction management. This guide breaks down the key differences, pros and cons, and how to decide which is right for your next project.

What is Ground-Up Construction?

Ground-up construction means building entirely new structures starting from a blank site. It involves everything from foundational excavation to full vertical construction, infrastructure, utilities, and finishes.

When to Choose Ground-Up:

• You need a custom building to meet specific business or operational needs.

• There is available land with the right zoning and entitlements.

• Your team wants long-term flexibility and scalability.

• Energy efficiency, sustainability, or design aesthetics are top priorities.

 Example: Our ground-up work on Andrade’s Restaurant and Lupo Motorworks allowed complete customization to the owners’ visions, including MEP systems, structural layout, and customer experience design.

What is a Tenant Improvement (TI)?

Tenant improvement (TI) refers to the renovation or modification of an existing space to suit a new tenant’s needs. TI projects range from minor cosmetic upgrades to full redesigns of layout, HVAC, lighting, or ADA compliance.

When to Choose Tenant Improvement:

• You’re leasing or buying an existing building.

• Speed to occupancy is critical.

• Budget constraints favor reusing infrastructure.

• The base building meets most of your operational needs.

Example: Our TI work on Columbia Bank and Union Square helped clients hit the ground running — maximizing ROI while staying on schedule and within budget.

Key Differences: Ground-Up vs. Tenant Improvement

Feature	Ground-Up Construction	Tenant Improvement
Timeline	Longer (12–24+ months)	Shorter (3–9 months)
Cost	Higher (land + build)	Lower (existing structure)
Design Freedom	Full customization	Limited by existing shell
Permit Complexity	High	Moderate
Zoning & Entitlements	Required	Often already in place
Sustainability Options	Full control	Depends on existing systems

How to Decide Which One You Need

Ask yourself the following:

1. What is your timeline? If you need to occupy quickly, TI is likely the better option.

2. How specific are your space requirements? Complex needs (e.g., specialty labs, large commercial kitchens) often require ground-up.

3. What’s your long-term vision? Ownership and future-proofing usually justify the investment in ground-up.

4. Are you optimizing for budget or branding? TI is typically more cost-effective, but ground-up supports custom brand identity.
   

Prusik’s Perspective: Why We Offer Both

Our mission at Prusik Construction is building relationships through construction management with integrity. That means helping clients choose the right path — not just the most profitable one for us.

Whether you’re a developer planning a flagship mixed-use space or a business preparing to open your next location, our proven process ensures that both ground-up and TI projects are:

• Delivered on time and within budget

• Built with transparent communication

• Executed to the highest safety and quality standards
  

Not Sure Which Route to Take?

Every project is unique. We offer preconstruction services to help you weigh costs, timelines, and risks — ensuring you make the best decision for your business and your bottom line.

Contact Prusik Construction today and let’s explore your options — whether that’s from the ground up or within existing walls.