Taking a cold dark shell to a leasable white box in DFW costs $55 to $85/SF on the rate card i30 Builders publishes, and each building is scoped and priced per project after a site walk. That buys demising walls, drywall finished ready for paint, a ceiling grid with building-standard lighting, HVAC distribution, a code-compliant restroom, an electrical panel and a sealed, level floor. A white box (also called a vanilla shell) is what a tenant should expect to receive when a lease says so, and a gray or cold shell is everything short of it. The terms are not standardized, which is why the work letter matters more than the label.
What does each delivery condition include?
| Condition | What's typically delivered | What the tenant still builds |
|---|---|---|
| Cold or gray shell | Structure, slab and utilities brought to the space, nothing distributed inside | Everything in a white box, then the tenant's own layout and finishes |
| Vanilla shell or white box | Finished perimeter walls, ceiling and lighting, distributed HVAC, a restroom, an electrical panel, a sealed floor | Partitions, tenant-specific MEP, finishes and millwork |
| Second-generation | The prior tenant's layout, restrooms and some finishes | Whatever of the prior fit-out does not match the new use |
| Turnkey | Finished by the landlord to an agreed plan | Little or nothing, but the landlord controls spec and contractor |
How much does it cost to white box a building?
On the published card, $55 to $85/SF from a cold shell. Worked: a 1,500 square foot bay comes to $82,500 to $127,500, a 3,000 square foot one $165,000 to $255,000. On a much smaller bay the fixed costs weigh more than the floor area, which is one reason every white box is scoped and priced per project after a site walk. Tenant-specific finishes, and storefront glazing where the landlord provides it, are outside the range. The white box and shell cost page lists what is in and out.
| Bay size | White box from cold shell |
|---|---|
| 1,500 SF | $82,500 to $127,500 |
| 3,000 SF | $165,000 to $255,000 |
| 5,000 SF | $275,000 to $425,000 |
| 10,000 SF | $550,000 to $850,000 |
Those are the shell-to-white-box numbers only. Building offices inside a warehouse or flex bay is a different question, with its own occupancy, egress and restroom rules, covered in adding offices inside a DFW warehouse.
What does a vanilla shell usually include?
- Demising walls
- Level-4 drywall ready for paint
- Ceiling grid and building-standard lighting
- HVAC distribution
- Code-compliant restroom
- Electrical service and panel
- Sealed and level floor
What does it not include?
- Interior partitions: the space is left open for the tenant to lay out
- Paint, upgraded flooring and tenant-specific finishes
- Plumbing beyond the basic restroom: no break room, kitchen or station rough-ins
- Upgraded electrical, data, low-voltage and security wiring
- Any change to the HVAC layout for a specific floor plan
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.
Why must the shell be defined in the work letter?
Because "vanilla box" means different things to different people, a vague lease leads to a dispute after move-in. The work letter or tenant-improvement exhibit should spell out the condition of the slab, the exact scope and condition of the HVAC, electrical and plumbing, who demolishes anything existing, and who carries permits and inspections. Walk the space with whoever will build it before you sign, and translate the listing's shell language into a real scope.
Should a landlord white box a vacant unit?
Often, yes. A white box lets almost any business picture moving in and customizing without rebuilding the infrastructure first, and it shortens the tenant's own build because the base systems are done. For an owner the cost is the white box tier, $55 to $85/SF, on a defined scope: demo to clean, perimeter drywall, a code-compliant restroom, lighting, HVAC distribution and a sealed floor. White box and shell finish-outs covers how that work runs.
What should a tenant verify before signing?
- Get the shell condition in writing; do not rely on the word "vanilla" alone
- Confirm HVAC tonnage, and whether it is distributed or just sitting on the roof
- Check that any delivered restroom meets current accessibility rules
- Confirm slab condition and whether trenching for your plumbing is included
- Pin down who pulls permits and who owns the certificate of occupancy
Not sure what your shell includes?
Send us the listing or the work letter and we will walk the space, confirm the real delivery condition, and tell you what it takes to finish, before you sign. 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 it cost to white box a building in DFW?
$55 to $85/SF from a cold dark shell on i30 Builders' published card. That covers demising walls, drywall ready for paint, ceiling grid and lighting, HVAC distribution, a code restroom, an electrical panel and a sealed floor.
What is a vanilla shell in a commercial lease?
A space delivered with basic systems (finished walls ready to paint, lighting, distributed HVAC, a restroom and a finished floor) but no interior partitions or tenant finishes. It is also called a white box.
What is the difference between a gray shell and a vanilla shell?
A gray or cold shell has structure and utilities brought to the space but nothing distributed inside: often no ceiling, lighting or finished restroom. Taking it to a vanilla shell is the white box tier, $55 to $85/SF.
Why is it risky not to define the shell condition in the lease?
"Vanilla box" is not a standardized term, so two parties can mean very different things. A vague lease leads to disputes over restrooms, HVAC and the slab. The work letter should define each system's scope and condition before you sign.
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.