RE: tenant improvement costs for new space
Generally, most of the improvements you mention are available for negotiation with the property owner/developer. You can negotiate a tenant improvement allowance which usually will determine your cost per sq. ft. or rent. In most cases, the HVAC installation is paid by the developer/owner and the ongoing maintenence of the units is assumed by you. If the property is brand new,the developer can probably build to suit, at least the floors, walls, ceilings and utilities finished or roughed in. You can have a turn key buildout where all you do is decorate, furnish and equip. It all depends on what the developer is willing to do, and what you are willing to pay for. All this will effect your investment and lease. I would recommend you have the landlord do the majority of the leasehold improvements to minimize your investment and exposure. You'll figure out a way to pay the rent.