i30 Builders · Brokers & Property Managers
A TI Contractor You Can Put in Front of a Tenant
Fast, itemized lump-sum bids from permit sets. Insurance documentation on request. Draw schedules tied to completed work, and a principal who shows up. We finish the punch list.
NAICS 236220 · DFW Primary · East Texas Secondary
What Your Bid List Gets
The Contractor Problem, Solved for the People Who Refer Contractors
When you hand a tenant a contractor name, your reputation rides on that referral. A bid that comes back late, a certificate of insurance that takes two weeks, or a punch list that drags past lease commencement all land on you. Our job is to make that referral safe: written scope, documented insurance, and one principal accountable from the first site walk to the last punch item.
Itemized lump-sum bids from permit sets
Line-item pricing your tenant can read, with confirmed scope and exclusions stated in writing. No allowance placeholders that turn into disputes after demo.
Certificate of insurance on request
$2M GL + $2M Umbrella through Next Insurance US Company. Additional-insured endorsement available for ownership entities when the lease requires it.
Draw schedules tied to completed work
Payment applications track work in place, not the calendar. Ownership funds progress it can walk and verify, which keeps the TI allowance reconciliation clean.
The principal who prices the job walks the job
One accountable person from bid through closeout. When your tenant calls with a question, the answer comes from someone who has been on the floor.
Punch lists actually finished
Closeout means the landlord walkthrough list is cleared, not just our own. We track punch items against building requirements and document completion.
The One-Pager to Forward to Your Tenant
Capability Statement
Coverage, insurance limits, NAICS code, past performance, and contact information on a single page. Attach it to an email and your tenant has everything they need to say yes to a site walk.
Download the capability statement (PDF)Coverage
Two Markets, On Purpose
Dallas-Fort Worth is our primary market and East Texas, including Tyler and Longview, is our secondary market. We do not chase work outside these two markets. That focus is why we can commit to bid dates and site walks without overpromising, and why the principal can personally walk every active job.
Home base is Royse City on the I-30 corridor, which puts Rockwall, Garland, Mesquite, McKinney, and the eastern half of the metroplex inside a short drive, with Tyler and Longview covered on the same highway.
Insurance & Compliance Facts
What Your Compliance Desk Will Ask
- General liability: $2M GL + $2M Umbrella, carried through Next Insurance US Company.
- Certificate of insurance issued on request; additional-insured endorsement available for landlord and ownership entities.
- Texas workers' compensation non-subscriber. Field work is performed under written subcontract agreements. We state this plainly because we know you check.
- NAICS 236220 (Commercial and Institutional Building Construction).
- Written lump-sum scope and draw schedule on every project; no open-ended time-and-materials contracts.
Past Performance
Recent Commercial Scopes
Client names are withheld here out of respect for their operations; the capability statement carries the same past performance in the format your tenant or your compliance desk expects.
Pediatric clinic remodel
Mansfield, TX
State facility tenant improvement
Longview, TX
Design-build retail concession
Mesquite, TX
Behavioral health clinic
McKinney, TX
Before a tenant signs anything, we can also run a free preconstruction review of their permit set or a third-party bid, returned in writing. See the plan review offer for what that covers. It is a low-risk first project for a broker who wants to test how we work before putting us on a full bid.
Common Questions from Brokers & Property Managers
Can you issue a certificate of insurance naming ownership?
Yes. We carry $2M GL + $2M Umbrella through Next Insurance US Company, and we issue a certificate of insurance on request. An additional-insured endorsement naming the landlord or ownership entity is available when the lease or building rules require it. Send the exact wording your building requires and we return the certificate before mobilization.
How fast can you turn a bid from a permit set?
Send the set and we confirm receipt with a committed return date based on sheet count and trade complexity, then we hit that date. A small TI set turns faster than a multi-trade finish-out, so we would rather commit to a real date than quote a blanket number. Every bid comes back itemized and lump-sum, so your tenant can see exactly what is included and what is excluded before anyone signs.
Do you work occupied suites and occupied buildings?
Yes. Phased and after-hours sequencing is part of our standard commercial scope. We gather building rules up front, including contractor hours, loading restrictions, floor protection, and insurance certificate requirements, and we coordinate directly with your property management team so neighboring tenants are not fielding complaints about our crews.
What size projects do you take?
Our catalog starts around $15,000 for white box and shell prep, $18,000 for standard tenant improvements, and $25,000 for full build-outs. The common thread is suite-scale commercial interior work: tenant improvements, finish-outs, and renovations. We are not the contractor for ground-up construction, and we say so instead of bidding it badly.
Who actually runs the job day to day?
Karson Lawrence, the principal, prices the job and walks the job. There is no handoff from an estimator to a rotating project manager. The person who wrote the scope is the person your tenant and your property manager deal with from permit set through punch list.
Add us to your bid list
Tell us your name, brokerage or management company, and the buildings or submarkets you cover. We reply within one business day with the capability statement and anything else your compliance process needs.
Prefer to talk first, or need a certificate of insurance today?