i30 Builders · Allen, TX
What a commercial remodel costs in Allen
Allen's retail and office corridors turn over steadily, and a lot of what fills them is specialty: salon suites, studios, med-spas and flex office. Those price on plumbing and power rather than on floor area, which is why a salon and an office of the same size are nowhere near the same number.
$7.5K to $150K+ · Permits and inspections in the price · Written scope before deposit
Published Rates
The rate card, and it is the same in Allen as everywhere else we work
These rates do not move by city. Labor and material cost about the same across Dallas-Fort Worth and East Texas, so quoting Allen differently would be a markup, not a rate. What changes locally is which scopes come up, how long review takes, and what the building you signed is hiding. That is the rest of this page.
These are budgeting ranges, not a quote. Scope moves the number more than square footage does, which is why each tier is a range rather than a rate.
Salon or med-spa refresh, second-generation
$40 to $80/SF
$25,000 minimum
A salon or spa updated with the wash stations and plumbing left where they are.
Salon or med-spa from a cold dark shell
$110 to $160/SF
$55,000 minimum
Every system built from scratch: this is the tier the Mesquite salon contract sits at.
Studio refresh
$40 to $80/SF
$25,000 minimum
An existing studio updated on its current layout.
Fitness studio, open plan from shell
$60 to $110/SF
$45,000 minimum
An open training floor with reception and restrooms, built from a shell.
Open flex-office refresh
$40 to $65/SF
$25,000 minimum
An open-plan floor refreshed and lightly reconfigured.
Standard coworking
$90 to $125/SF
$55,000 minimum
Private offices, meeting rooms and shared amenity space.
Premium glass-front coworking
$120 to $150/SF
$75,000 minimum
The same plan with storefront glazing and a brand-level finish package.
Local Cost Drivers
What moves a Allen number up or down
Stations and water
On an Allen salon or med-spa the station count drives the number far more than the floor area does. Each wet station is plumbing, drainage and dedicated power. A cold dark shell salon publishes at $110 to $160 per square foot against $40 to $80 for a second-generation refresh, and the gap is almost entirely rough-in.
Electrical service
Studios, salons and med-spas add load that older Allen retail bays were not built for: dryers, lasers, equipment and lighting. If the existing service will not carry it, a panel or service upgrade is utility-coordinated and trade-quoted. Finding that on the walk is cheap and finding it after a lease is not.
Firm landlord dates
Corridor landlords here hold their delivery dates. We pre-file permits so review runs in parallel with scope finalization, and long-lead items get ordered before demolition rather than after. Where the date still forces overtime, it is priced into the scope rather than absorbed and surfaced later.
Second-generation salon space
Taking over a space that was already a salon is the cheapest version of this job, because the plumbing and power are where you need them. Taking a former retail bay is the expensive version. Which one you have is the first thing to establish in Allen, before the design.
Hidden conditions are excluded by default and surfaced as a change order: rot, mold, asbestos, lead, water-compromised framing, and code corrections unrelated to the scope. Nothing is absorbed quietly and nothing is discovered on the invoice.
Worked Examples
Three Allen scopes, priced
Each figure is the rate above applied to the floor area, not a number picked to look good. The standard behind it is named so you can check the arithmetic.
1,200 SF · Allen
Salon refresh, second-generation space
$68,000
Existing station plumbing and power reused, finishes and millwork new throughout. Mid-window because nothing had to be re-roughed.
Standard: Salon or med-spa refresh, second-generation. At this size that standard produces $48,000 to $96,000.
1,400 SF · Allen
Med-spa from cold shell
$182,000
All plumbing, drainage and power roughed to treatment rooms, then finishes. Mid-window; the room count carried it rather than the area.
Standard: Salon or med-spa from a cold dark shell. At this size that standard produces $154,000 to $224,000.
2,600 SF · Allen
Coworking suite, corridor office
$275,000
Private offices, meeting rooms, acoustic separation and a full ceiling and lighting package. Mid-window on a standard rather than glass-front spec.
Standard: Standard coworking. At this size that standard produces $234,000 to $325,000.
What The Number Covers
Included, excluded, and priced separately
These are budgeting ranges, not a quote. Scope moves the number more than square footage does, which is why each tier is a range rather than a rate.
Included
- Labor
- Materials listed in the written scope
- Permits and standard city inspections
- Project management
- Mobilization
- Protection of adjacent areas
- Cleanup
- One-year workmanship warranty
Priced separately, named in the written scope
- FF&E and equipment
- Design and engineering
- Landlord fees
- Health-department plan review fees
- The category adders listed on this page
Hidden conditions are excluded by default and surfaced as a change order: rot, mold, asbestos, lead, water-compromised framing, and code corrections unrelated to the scope. Nothing is absorbed quietly and nothing is discovered on the invoice.
Common Allen adders, with prices
These are the line items that most often sit outside the base range. Most scopes trigger none of them. They are listed with numbers so a reader who does trigger one is not left assuming the worst.
What moves the number
| Adder | Range | When it applies |
|---|---|---|
| Dedicated HVAC and humidity control for heated rooms | $15,000 to $45,000 | Hot yoga, heated pilates, or any room held above ambient on a schedule. |
| Showers and locker rooms | $25,000 to $60,000 | A studio adding wet areas. Drainage, ventilation and waterproofing put this above the open-plan range. |
Recent Work
What the finish level looks like.
Allen Cost Questions
What owners here ask before they sign
Why is a salon so much more than an office of the same size in Allen?
Plumbing and power at every station. A salon from a cold dark shell publishes at $110 to $160 per square foot against $65 to $95 for standard office tenant improvement. The difference is drainage, supply, dedicated circuits and the finish level the use demands, none of which scale with floor area the way walls do.
Is taking over an old Allen salon cheaper?
Usually much cheaper, and it is the single biggest decision in the project. If the station plumbing and power are already where you want them, you are refreshing at $40 to $80 per square foot instead of building at $110 to $160. If the layout you want does not match the rough-in that exists, the saving evaporates fast.
What if the electrical service will not carry my equipment?
A panel or service upgrade is coordinated with the utility and trade-quoted as its own line rather than folded into the rate. It is excluded by default for the same reason a contingency is: most spaces do not need it, and the ones that do should see a real number rather than an average.
How does coworking price compared to normal office?
Higher, and it splits by spec. Open flex-office refresh publishes at $40 to $65 per square foot, standard coworking at $90 to $125, and premium glass-front at $120 to $150. The jump is glass, acoustic separation and the density of rooms, which is a lot more partition and a lot more ceiling per square foot.
Are permits in the Allen price?
Yes, permits and standard city inspections are in the price. Engineering is separate, quoted as an allowance or an actual-cost line when the scope requires it. Over $50,000 in construction cost the project also carries Texas Department of Licensing and Regulation registration and an accessibility review before the permit application.
Get a Allen number for your actual space
Call (469) 721-0146, i30 Builders or send the space and the timeline. You get a written scope with a price and a completion date before any deposit. We respond within 1 business day.
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