A salon or med-spa finish-out in DFW runs $40 to $80/SF to refresh a second-generation salon with the wash stations left where they are, and $110 to $160/SF to build one from a cold dark shell, with plumbing to every station and treatment room, on the rate card i30 Builders publishes. The bottom of that second range is not an estimate. It is a real contract: an 899 square foot salon in Mesquite, contracted as a build-out from a cold dark shell, is the measurement the whole commercial rate card is pinned to.
What does a salon build-out cost per square foot?
| Scope | Published range | When it applies |
|---|---|---|
| Salon or med-spa refresh, second-generation | $40 to $80/SF | Paint, flooring, lighting and mirrors, station millwork refresh; plumbing stays put |
| Salon or med-spa from a cold dark shell | $110 to $160/SF | Stations and treatment rooms plumbed, HVAC equipment, restrooms, reception millwork, full finish |
Worked for common sizes: a 900 square foot salon from a cold shell comes to $99,000 to $144,000, and a 1,500 square foot med-spa $165,000 to $240,000. A 1,200 square foot second-generation salon refreshed in place is $48,000 to $96,000. Salon and treatment equipment and landlord shell obligations sit outside both ranges. The salon and med-spa cost page lists every inclusion.
What does a TI allowance need to cover for an empty beauty suite?
An empty beauty suite usually means a cold or near-cold shell: no stations, no plumbing to where the bowls go, often no restroom. That is the cold-shell tier, $110 to $160/SF, so that is the range to hold the allowance against, and the suite itself is scoped and priced per project after a site walk. If the landlord's allowance covers a fraction of it, the gap is yours, and it is better negotiated before signature than discovered after demo. The TI allowance guide covers how allowances are paid out.
What drives a salon or spa build-out cost?
- Plumbing to shampoo bowls, pedicure spas and treatment-room sinks
- Water-heater capacity sized for wet stations running at once
- Ventilation and makeup air for color, nail and chemical fumes
- Electrical for dryers, styling stations and med-spa equipment
- Treatment-room walls, wet-room finishes and sound separation
- An accessible restroom and accessible routes through the floor
Why do salon suites cost more per square foot?
The suite-rental model builds many small private rooms instead of one open floor, and each room tends to want its own plumbing, power and often a sink. More walls, more doors and more rough-ins push a suite build toward the top of the cold-shell range. Lay suites out to balance the rentable room count against what the plumbing and electrical can reasonably serve, so the model pencils out instead of spending the budget on infrastructure.
Why is ventilation the detail cheap quotes miss?
Written Scope
Planning this type of project?
Tell us your space, city, and timeline. We return a written scope with lump-sum pricing, no obligation.
Color, acetone and nail product fumes need real exhaust, and a med-spa can add clinical air requirements on top. It is the item a low quote skips and both an inspector and your staff notice. Size the exhaust and makeup air for the services you actually offer, so the space is comfortable to work in and passes inspection.
Does a med-spa need a different permit path than a salon?
It can. A standard salon runs through the city building permit; a med-spa offering medical treatments can add requirements closer to a clinical space, depending on the services and who supervises them. Confirm which review path your concept falls under before design, because a med-spa scoped as a salon is the kind of mismatch that surfaces at inspection. The med spa build-out checklist walks through the rooms, systems and sign-offs.
What should you confirm before you sign a salon lease?
- Is there water-heater capacity and plumbing for your wet stations, or does it all start from the slab?
- Can the space be ventilated for color, nail or treatment chemicals?
- For suites, how many rooms can the plumbing and power realistically serve?
- For a med-spa, does your service menu trigger clinical review?
- What does the TI allowance cover, and who carries the permit and certificate of occupancy?
Get a written salon scope before you sign
Send us the space and your service menu. We scope the plumbing, ventilation and power for the concept, lay out the stations or suites, and hand you a written lump-sum scope and schedule. Call (469) 721-0146. Response within 1 business day.
Frequently Asked Questions
Common questions about this topic from DFW tenants, landlords, and business owners.
How much does a salon or med-spa finish-out cost in DFW?
On i30 Builders' published card, $40 to $80/SF to refresh a second-generation salon and $110 to $160/SF to build one from a cold dark shell. The floor of the cold-shell range is a real 899 square foot salon contract in Mesquite.
What TI allowance should an empty beauty suite get?
Hold it against the cold-shell tier, $110 to $160/SF, because an empty suite has no stations or plumbing yet. Whatever the allowance does not cover is the tenant's, so price the scope before you sign.
Why are salon suites more expensive per square foot?
You build many small private rooms instead of one open floor, each often wanting its own plumbing, power and sink. More walls, doors and rough-ins push a suite build toward the top of the cold-shell range.
What do cheap salon build-out quotes usually leave out?
Ventilation. Color, acetone and nail fumes, plus a med-spa's clinical air needs, require real exhaust and makeup air. A low quote that skips it gets flagged at inspection.
About the author
Yelp
General contractor, Royse City, TX
Commercial tenant improvement, build-out and renovation, and residential outdoor living, fencing, additions and high-end kitchens and baths across Dallas-Fort Worth and East Texas.