TI Solutions

What TI Solutions does

TI Solutions is a privately held, New York–based specialty finance firm founded in 2012 that provides long-term, unsecured financing for tenant improvements, leasing commissions, base building work, free rent, and other soft costs in commercial real estate transactions. Its flagship product, the TI Lease, is structured as an operating lease rather than debt — underwritten on tenant credit rather than property collateral — which keeps the structure off the tenant's balance sheet, avoids interference with senior mortgage obligations, and converts upfront capital expenditures into evenly expensed lease payments. The company has cumulatively funded over $420M in tenant improvements across major asset classes, anchored by a featured $222M, fully amortizing 20-year TI Lease for an AmLaw 100 firm at a Hines development covering 680K sq. ft.

The firm serves three primary CRE stakeholder groups — landlords, lenders, and corporate tenants/occupiers — and uses an enterprise, relationship-driven go-to-market motion with direct outreach and broker channel partnerships. Its go-to-market is supported by a leadership bench drawn from CBRE, Trammell Crow, Deloitte, and Fortune 150 corporate real estate groups, with individual principals reporting 22–38 years of industry tenure and prior leadership of high-volume transaction platforms (including CBRE's Bank of America/Merrill Lynch office portfolio). Trusted-partner relationships span major landlords and developers (Hines, Brookfield, Blackstone, Prologis, Nuveen, Jamestown), the dominant CRE advisory platforms (CBRE, JLL, Cushman & Wakefield, Newmark, Colliers), and financial institutions (Bank of America, JP Morgan, Blackstone Credit).

Economically, TI Solutions earns returns by deploying capital into long-duration TI Lease receivables, generating lease yield (interest-equivalent) on outstanding balances rather than fee-based or software revenue. The firm operates with a lean team of 11–50 employees, is privately held with no disclosed funding rounds or external investors, and positions its product as a non-recourse, credit-based alternative that aligns landlord, lender, and tenant incentives to remove capital-stack friction in commercial leasing.

Name

TI Solutions

Legal name

TI Solutions

Website

https://tifinance.com

Company type

Private

Founded year

2012

Operating status

Operating

Headcount range

11–50 employees

Short description

TI Solutions is a New York-based specialty finance firm offering the TI Lease, a proprietary operating-lease structure that finances tenant improvements, leasing commissions, and soft costs for commercial real estate landlords, lenders, and corporate tenants without recourse to the underlying property.

Ownership category

akta.pro rank

Product category

Commercial Real Estate Financing

NAICS

Credit Intermediation and Related Activities (522)

SIC

Finance Lessors (6172)

akta.pro primary industry

Balance-Sheet / Portfolio CRE Lending (FSALADAG)

akta.pro secondary industries

CRE Bridge & Transitional Lending (FSALADAC), Bridge & Short-Term Real Estate Loan Intermediation (FSAEAEAG)

Keywords

• Tenant improvement financing
• Commercial real estate financing
• Operating lease solutions
• Tenant improvement loans
• Commercial lease financing

Headquarters

HQ city

New York

HQ country

United States

HQ region

North America

Markets served

GTM type

B2B

Offering type

Services

Cost components

Personnel, Operations, Marketing or Sales, Technology or R&D, Supply Chain

Revenue model

1. TI Lease Financing: TI Solutions funds tenant improvement costs and leasing commissions, structured as an operating lease rather than debt. The company earns revenue by financing these costs for creditworthy tenants, converting what would be upfront capital expenditures into long-term lease payments. Tenants preserve capital and expense costs evenly throughout the lease term.

Go-to-market motion1 record

Distribution channels1 record

Marketing channels2 records

Core offering

TI Solutions provides long-term, unsecured financing for commercial real estate tenant improvements, leasing commissions, base building work, free rent, and other soft costs via its proprietary TI Lease structure. The financing is underwritten on tenant credit, structured as an operating lease that does not appear as debt on the tenant's balance sheet, and remains separate from the property's senior mortgage. It eliminates capital outlays for landlords, lenders, and tenants while aligning stakeholders to close complex CRE deals.

Product overview

TI Solutions offers the TI Lease as its flagship financing product, providing long-term unsecured financing based on tenant credit to fund tenant improvements, leasing commissions, base building work, free rent, and other soft costs in commercial real estate transactions. The TI Lease converts upfront capital expenditures into a turnkey solution, allowing tenants to move in quickly, landlords to lease faster, and brokers to close with confidence. It is structured as an operating lease rather than debt, keeping tenants' balance sheets clear for higher-return opportunities.

Differentiator

Problem solved

Functional benefit

Products and services

• TI Lease The TI Lease is a long-term, unsecured financing structure for tenant improvements, leasing commissions, base building work, free rent, and other soft costs in commercial real estate transactions. It is structured as an operating lease that does not appear as debt on the tenant's balance sheet, converting upfront capital expenditures into a turnkey rental solution that aligns landlords, lenders, and tenants. Designed primarily for investment-grade tenants, with tailored solutions also available for high-yield tenants needing third-party capital.

Quantifiable outcome

• $222M in CapEx preserved for tenant on a single 680K sq. ft. office lease

Named customers1 record

Segments4 records

Ideal customer profiles3 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Feature1 record

Partnerships

Ten partnerships are on record, tiered flagship and core.

• HinesflagshipStrategic or Co-development PartnerMajor commercial real estate developer and investment firm. TI Solutions partnered with Hines on the featured $222M AmLaw 100 transaction, where Hines brought in TI Solutions to structure a fully amortizing, 20-year TI Lease to fund tenant improvements at a new Hines development.
• Brookfield PropertiescoreStrategic or Co-development PartnerBrookfield Properties is listed as a trusted partner/client of TI Solutions. As a major global alternative asset manager with significant commercial real estate operations, Brookfield represents the type of institutional landlord that utilizes TI Lease financing.
• CBREcoreChannel Partner/ Reseller/ DistributorCBRE is listed as a trusted partner/client. The company's principals have extensive backgrounds at CBRE, including leading CBRE's office transactions platform for Bank of America/Merrill Lynch's North American portfolio and 22+ years with Trammell Crow Company/CBRE.
• JLLcoreChannel Partner/ Reseller/ DistributorJLL (Jones Lang LaSalle) is listed as a trusted partner/client. As one of the world's leading commercial real estate advisory firms, JLL brokers and advisors facilitate transactions where TI Lease financing can be applied.
• BlackstonecoreStrategic or Co-development PartnerBlackstone is listed as a trusted partner/client, with both Blackstone Credit and Blackstone identified as key relationships. Represents major institutional capital in commercial real estate.
• PrologiscoreStrategic or Co-development PartnerPrologis is listed as a trusted partner/client. As the world's largest logistics real estate investment trust, Prologis represents the type of major landlord utilizing TI Lease financing.
• JamestowncoreStrategic or Co-development PartnerJamestown is listed as a trusted partner/client. As a prominent real estate investment and management firm, Jamestown represents landlords who utilize TI Lease financing.
• Cushman & WakefieldcoreChannel Partner/ Reseller/ DistributorCushman & Wakefield is listed as a trusted partner/client. Major commercial real estate advisory firm that facilitates transactions where TI Lease financing can be applied.
• NewmarkcoreChannel Partner/ Reseller/ DistributorNewmark is listed as a trusted partner/client. Major commercial real estate services firm that works with TI Solutions on client transactions.
• CollierscoreChannel Partner/ Reseller/ DistributorColliers is listed as a trusted partner/client. Global commercial real estate investment and services firm that facilitates transactions involving TI Lease financing.

Scale indicators2 records

Recent moves6 records

Expansion highlights6 records

Direct peers

• Mesa West Capital: Mesa West Capital is a direct CRE balance-sheet lender focused on bridge, transitional, and permanent debt. It is comparable to TI Solutions as a specialist CRE capital provider underwriting against cash-flowing real estate, though Mesa West lends against the property rather than the tenant's credit.
• NorthMarq Capital: NorthMarq is a CRE capital intermediary arranging debt and equity for commercial properties. It is comparable as a CRE capital provider serving large institutional landlords and tenants, with overlap in transaction size and client base.
• Kayne Anderson Real Estate: Kayne Anderson Real Estate provides senior and bridge CRE debt, often partnering with operators and developers. It is comparable as a specialist CRE lender focused on flexible structures for institutional clients, with overlap in client base and transaction approach.
• Ready Capital Corporation: Ready Capital is a specialty finance company focused on CRE bridge, small-balance commercial, and government-backed lending. It is comparable as a CRE-focused balance-sheet lender serving institutional and SMB borrowers, though with a broader product set.

Broad incumbents

• JLL Capital Markets (CRE Debt): JLL's Capital Markets group arranges large-scale CRE debt and equity. It is comparable as a counterparty in TI Solutions' ecosystem and competes for the same institutional landlord/tenant mandates, though JLL operates broadly across investment sales, advisory, and debt placement.
• CBRE Capital Markets: CBRE's debt and structured finance group arranges CRE financing for institutional clients. It is comparable as a counterpart in TI Solutions' deal flow and competes for similar mandates, though CBRE is a global full-service real estate services platform rather than a focused CRE capital provider.
• Starwood Property Trust: Starwood Property Trust is a large publicly traded CRE finance REIT providing bridge, transitional, and permanent CRE debt. It is comparable as a balance-sheet CRE lender, though it lends against property rather than tenant credit and operates at much greater scale.
• KKR Real Estate Finance Trust: KREF is a CRE mortgage REIT focused on senior loans backed by institutional-quality properties. It is comparable as a balance-sheet CRE lender targeting similar institutional clients and asset classes, though its product is senior mortgage debt rather than unsecured operating leases.
• PGIM Real Estate Finance: PGIM Real Estate Finance is one of the largest CRE debt originators, providing fixed-rate, floating-rate, and bridge financing. It is comparable as a major institutional CRE lender serving overlapping client segments (institutional landlords, life companies, pension funds).
• Ares Real Estate Group: Ares' Real Estate Group provides senior and stretch-senior CRE debt across the US and Europe. It is comparable as a large alternative-asset-manager-affiliated CRE lender targeting similar institutional quality and asset classes, though with broader product scope.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat4 records

Key risks6 records

Key highlights6 records

Customer concentration

Revenue estimate

Valuation estimate

Number of profiles

Profiles8 records

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about TI Solutions