Intro
Modern airports are complex public facilities where retail, concessions, lounges, and airline operations all compete for space inside heavily regulated, security sensitive buildings. For airport owners, airlines, and concessionaires, tenant projects are not optional upgrades but critical investments in passenger experience, non aeronautical revenue, and brand presence.
Unlike typical commercial tenant work, construction inside an active terminal has to respect strict security rules, limited work windows, constrained logistics, and approvals from airport authorities and multiple agencies. Many airports publish tenant design standards and improvement manuals that spell out expectations for design quality, passenger experience, and compatibility with airport operations.[1][2][3][4] These documents emphasize that every project must support the overall terminal aesthetic, maintain safe and clear circulation, and work within detailed construction procedures.
Walter Daniels Construction delivers fit outs and remodels for retail, concessions, and full service restaurants inside airport tenant spaces, as well as mission critical improvements for airline lounges, baggage claim areas, and security entries across the Midwest. The focus is simple: complete work in the terminal without interrupting the work of the terminal. That means phasing, access control, and logistics plans that keep passengers moving, maintain security, and protect day to day operations from unnecessary disruption.
Table of Contents
Why Airport Tenant Improvements Require Specialized Planning
Airport Tenant Improvements are governed by more layered requirements than most commercial interiors. Tenant design standards from major airports describe a framework that blends architectural design goals, airline and concession brand standards, building codes, and aviation rules into a single process.[1][2][3] They emphasize that tenant work must preserve the overall quality of the terminal environment, align with wayfinding systems, and support a safe and convenient facility for passengers.
Process manuals for airport tenants describe design and construction as a collaborative effort between the tenant, the design team, the contractor, and the airport authority.[2][4] They outline structured steps for concept approvals, design reviews at specific milestones, submittals, construction phase coordination, and closeout. Design submittals are typically reviewed not only for aesthetics but also for fire and life safety, accessibility, structural impact, mechanical and electrical loads, and security considerations.
Airports also define how tenant projects connect to existing systems. Tenant guidelines distinguish between base building responsibilities and tenant responsibilities for building systems, often covering HVAC tie ins, electrical capacity, metering, grease exhaust for food service, fire alarm and sprinkler modifications, and integration with baggage or security systems.[1][3][4]
On top of this, construction work has to occur in a live environment that cannot simply shut down. Aviation contractors with deep experience in terminals note that successful airport projects require careful planning, precise execution, and integrated coordination among operations, security, and construction teams, often with a goal of zero impact on day to day airport operations.[5][6]
For owners and tenants in Chicago and the broader Midwest, this translates to a need for a contractor that understands both the written rules in airport manuals and the unwritten expectations of airport operations teams. Walter Daniels Construction brings that background from years of work in airports such as O Hare and Midway in Chicago, along with experience managing terminal fit outs, lounges, concessions, and other interior projects.[10]
Types of airport tenant spaces Walter Daniels builds
Tenant improvements inside airports cover a wide range of space types, each with its own code and operational considerations:
- Retail build outs for shops, bookstores, specialty retail, and travel essentials
- Food and beverage spaces including quick service, full service restaurants, bars, and coffee concepts
- Airline lounges and clubs with enhanced finishes, privacy, and dedicated mechanical and electrical demands
- Check in and ticketing counters, kiosks, and support spaces
- Baggage claim surrounds, service counters, and adjacent retail
- Security entries and queuing areas where finishes, lighting, and passenger circulation are tightly controlled
Tenant design criteria from airports frequently differentiate between public facing spaces and back of house or support areas, setting expectations for storefronts, signage, interior finishes, lighting, and acoustics in each zone.[1][3][4][7] For concessions, guidelines often include additional requirements for kitchen exhaust, grease waste, and utility coordination.[3][4]
Walter Daniels Construction takes these standards as a baseline and then works with tenants, architects, and airport reviewers to create buildable scopes and sequences that respect operational realities. The goal is to protect the brand and passenger experience while keeping the project aligned with airport rules and constructability.
Security, access control, and working inside secure zones
Building inside an airport means construction teams share space with secure operations. Manuals for airport improvements define security expectations in detail, including access permits, identification badges, escort requirements, restricted zones, and specific procedures for moving people, tools, and materials through secure environments.[2][4][8]
Contractors working airside or within secure terminal areas must coordinate with badging offices, follow screening requirements, and abide by rules for staging, debris control, and emergency response.[4][8] Safety plans can include designated routes for bringing materials into the terminal, limitations on work hours near gates or security equipment, and procedures for handling fire alarm or life safety impairments during construction.
Walter Daniels Construction incorporates security and access control into project planning from day one by:
- Identifying whether work occurs landside, within sterile areas, or airside
- Clarifying badging and escort requirements for each worker and subcontractor
- Planning material delivery paths that avoid congestion at screening points
- Coordinating with airport security and operations for any temporary closures, detours, or system shutoffs
This up front work reduces surprises during the project and helps keep both passengers and operations teams comfortable with the pace and scope of construction activities.
Phasing and off hour construction in active terminals
One of the defining challenges of Airport Tenant Improvements is working around passengers, flights, and terminal operations. Airports and aviation contractors emphasize that projects must be phased to maintain uninterrupted operations, keep circulation clear, and avoid unplanned service outages.[5][6][9]
In practice, that means tenant improvements are often broken down into small, tightly controlled phases:
- Off hour work windows during late evenings or overnight for noisy or disruptive tasks such as demolition, heavy deliveries, and tie ins to building systems
- Rotating closures of limited sections of a concourse, gate area, or corridor while alternate routes and clear wayfinding remain available
- Temporary construction enclosures that fully separate work zones from passengers with rated partitions, negative air machines, and clean access paths
- Pre planned utility outages for mechanical, electrical, plumbing, and fire protection work, scheduled around flight operations and peak passenger periods
Airport concession and construction procedures, including documents used at Chicago airports, spell out phased processes for design review, construction, and closeout, and they often set expectations for communication with airport departments at each milestone.[7]
Walter Daniels Construction uses daily and weekly look ahead planning to map out work tasks inside the terminal against flight schedules and landlord constraints. The team coordinates with airport operations and concession managers to choose work windows, stage materials, and confirm that noise, dust, and access impacts stay within agreed limits. The result is progress that is visible but not disruptive.
Coordinating with airport owners, airlines, and concessionaires
Airport tenant projects involve more stakeholders than typical commercial interiors. Beyond the tenant and the landlord, there are often:
- Airport real estate and commercial development groups
- Airport engineering and facilities departments
- Airline station managers and lounge teams
- Concession program managers
- Security and badging offices
- Local building and fire officials
Tenant improvement guides and process manuals from airports highlight formal steps for concept proposals, design submittals, permit packages, and construction phase communication.[2][3][4][8] They also call for qualified architects and engineers familiar with airport environments to lead design and construction administration.[4]
Walter Daniels Construction acts as a coordinator across these parties by:
- Participating in pre design and concept meetings to align expectations and schedules
- Helping assemble and review submittals, shop drawings, and phasing diagrams in line with airport standards
- Communicating with airport project managers and operations leaders about impacts on gates, corridors, and building systems
- Providing regular progress updates and responding quickly to field issues during construction
This active coordination allows project teams to navigate airport specific processes without losing momentum or missing critical review steps.
Safety, quality control, and code compliance in airport interiors
Airports layer typical building code requirements with aviation specific rules, internal standards, and security procedures. Tenant design standards reinforce that all work must comply with current building, mechanical, electrical, plumbing, and fire codes, as well as accessibility laws such as the Americans with Disabilities Act.[1][3][4]
Improvements manuals from airports emphasize that tenants must use qualified professionals to design changes to mechanical, electrical, plumbing, structural, security, and fire protection systems.[4] They also call for detailed safety and site specific plans covering hazard assessments, training, emergency response, and coordination with ongoing airport safety programs.[4]
Walter Daniels Construction integrates these expectations through:
- Preconstruction constructability reviews with a focus on life safety, egress, and accessibility
- Coordinated MEP design and shop drawing reviews to confirm loads, clearances, and tie ins to base building systems
- Quality control checklists during rough in, close in, and finish stages
- Documented inspections with airport representatives, local officials, and third party testing agencies where required
In airport contexts, quality control is not only about finishes. It is also about making sure building systems integrate cleanly with airport networks and that maintenance staff receive clear information about what was installed and how it should perform over time.
Process owners can expect from Walter Daniels Construction
Airport tenant projects with Walter Daniels Construction follow a structured process that respects both airport playbooks and tenant goals.
- Discovery and early planning
- Review the space, lease requirements, and airport tenant manuals
- Clarify whether the project is a new fit out, remodel, refresh, or expansion
- Identify security zones, logistics constraints, and likely work windows
- Preconstruction and approvals strategy
- Develop conceptual budgets and schedules tied to airport review cycles
- Coordinate with designers to align concepts with tenant design criteria and airport standards[1][2][3][4]
- Map out required submittals, design milestones, and approval steps with airport project managers
- Detailed design support and phasing
- Assist with design development by providing constructability and phasing feedback
- Plan phased work areas, temporary partitions, and off hour activities
- Review how tenant utilities will connect to base building systems and confirm capacity
- Construction in active terminals
- Mobilize teams familiar with airport safety, security, and logistics requirements
- Implement site specific safety plans and access controls consistent with airport manuals[4][8]
- Maintain clear, clean separation of work areas from passengers through enclosures and housekeeping
- Coordinate inspections, system tie ins, and testing with airport departments and authorities
- Turnover, commissioning, and closeout
- Support equipment startup and commissioning for kitchens, lounges, and specialty systems
- Complete punch lists with tenants, airport representatives, and brand teams
- Deliver as built documentation, warranties, and operating information in the formats required by the airport
Because Walter Daniels Construction already works as an airport construction company in Chicago and has experience with airport authorities in the region, owners and tenants benefit from a team that understands both local expectations and the broader patterns of aviation construction across the Midwest.[5][6][10]
Key Takeaways
Walter Daniels Construction brings airport specific experience in Chicago and the Midwest, helping owners, airlines, and concessionaires complete tenant projects inside active terminals without disrupting passengers.
Airport tenant work is governed by detailed design standards and improvement manuals that emphasize passenger experience, unified terminal design, and alignment with airport operations.[1][2][3][4]
Successful Airport Tenant Improvements require specialized planning around security, access, and logistics, along with collaboration among tenants, airport authorities, airlines, and local regulators.[2][4][5][6]
Phased construction, off hour work, and carefully planned enclosures allow projects to move forward while gates, corridors, and concessions remain open and functional.[5][6][7][9]
Safety and quality are defined not only by finishes but also by integration with mechanical, electrical, plumbing, fire protection, and security systems that are critical to airport operations.[1][3][4][8]
References
Airport Tenant Design Standards and Manuals
[1] “Salt Lake City International Airport Tenant Design Standards,” Salt Lake City Department of Airports, 2018.
[2] “Seattle Tacoma International Airport Tenant Improvement Design and Construction Process Manual,” Port of Seattle, June 1, 2021 [PDF].
[3] “Omaha Eppley Airfield Terminal Modernization Program Tenant Design Guidelines,” Omaha Airport Authority, April 19, 2024 [PDF].
[4] “Airport Improvement Request Manual,” Metropolitan Nashville Airport Authority (BNA), November 2023 [PDF].
[5] “Tenant Improvement Design Criteria,” San Jose Mineta International Airport, April 15, 2019 [PDF].
Aviation and Airport Construction Best Practices
[6] “Aviation and Airport Construction,” PCL Construction, accessed 2025.
[7] “Aviation,” Q and D Construction, accessed 2025.
[8] “Aviation Construction,” The Weitz Company, accessed 2025.
[9] “Aviation Construction Projects,” McCarthy Building Companies, accessed 2025.
Airport Tenant and Concession Procedures
[10] “Concession Project Standard Operating Procedures (CSOP),” Chicago Department of Aviation, June 2025 [PDF].
[11] “Real Estate and Business Opportunities: Airport Tenant Improvements,” St. Pete Clearwater International Airport, accessed 2025.
[12] “Doing Business at SFO,” San Francisco International Airport, accessed 2025.
Airport Tenant Improvements Case Examples
[13] “PDX Airport Tenant Improvements (PDX Next Images Shown),” Merryman Barnes Architects, accessed 2025.
[14] “San Francisco International Airport Cargo Buildings 900 and 944 Tenant Improvements,” PMA Consultants, accessed 2025.
Walter Daniels and Midwest Airport Experience
[15] “Airport Construction Company,” Walter Daniels Construction Co., Inc., 2025.