Per-square-foot numbers are useful for budgeting and close to useless for comparing bids. Two contractors can quote the same rate and mean entirely different things by it. The scope is where the real comparison happens, and a vague one is not an oversight.
What a scope must actually contain
- What is included, trade by trade, not as a category but as work
- What is explicitly excluded, named rather than implied by omission
- Who owns the items that sit between landlord and tenant
- The allowances, with the dollar figure attached to each
- The schedule, with a completion date rather than a duration
- How change orders get priced and approved, in writing, before work proceeds
If any of those six is missing, the gap is not neutral. It will be resolved later, under time pressure, in the contractor's favour, because you will already be committed.
The exclusions are the interesting part
A scope that excludes nothing is not comprehensive, it is unfinished. Honest exclusions tell you the contractor has thought about what could go wrong. The ones worth reading carefully:
- Hidden conditions behind walls, which every honest scope excludes by default
- Code corrections unrelated to your scope but triggered by pulling a permit
- Landlord fees, construction-management charges, and after-hours building access
- FF&E and specialist equipment, particularly in restaurant and medical work
- Utility upgrades where existing service will not carry the new load
None of those mean the contractor is trying to escape work. They mean the contractor is telling you what cannot be priced from a walk-through, which is the honest position.
Allowances are where optimism hides
Written Scope
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Tell us your space, city, and timeline. We return a written scope with lump-sum pricing, no obligation.
An allowance is a placeholder for something not yet selected. A flooring allowance of $3 per square foot on a project where you have described a premium finish is a number chosen to make the bid look competitive, and the difference lands as a change order later. Compare allowances between bids as carefully as you compare rates.
What a locked price actually means
Ours means the price does not move unless you change the scope. Change orders happen only when you request a change, and they are priced and approved in writing before the work proceeds. There is no category of overrun that quietly gets absorbed into the final invoice, because that is not absorption, it is a bill arriving later.
The test of a scope is simple: could someone else build from it, and would you both agree afterwards on whether they had?
Ask for a written scope
Free site walk, itemised scope, locked price, and a real completion date before you pay a deposit. Call (469) 721-0146. Response within 1 business day.
Frequently Asked Questions
Common questions about this topic from DFW tenants, landlords, and business owners.
Why do two bids at the same per-SF rate differ so much?
Because the rate describes cost per unit area, not what gets built. Inclusions, exclusions, allowances, and who owns the landlord/tenant split all move the real number. Compare scopes, not rates.
Should I worry if a scope lists exclusions?
The opposite. A scope excluding nothing is unfinished. Hidden conditions behind walls and permit-triggered code corrections cannot be priced from a walk-through, and saying so is the honest position.
What is a fair allowance?
One that matches the finish you have actually described. A low flooring or fixture allowance on a premium scope is how a competitive-looking bid becomes an expensive project through change orders.
What makes a price locked?
That it does not move unless you change the scope. Change orders should only follow a change you requested, priced and approved in writing before the work proceeds.
What if the contractor finds something behind a wall?
It should be excluded by default and surfaced as a change order with a price before anyone proceeds. What should not happen is discovering it on the final invoice.
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