i30 Builders · Crandall, TX
What a commercial remodel costs in Crandall
Crandall is small, and the usual problem with small is that a large contractor's minimum job size is set by their overhead rather than by your scope. The published rate card here is the same one used on a $200,000 job. What changes a Crandall number is the building, not the postcode.
$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 Crandall 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 Crandall 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.
Paint and flooring refresh
$10 to $25/SF
$7,500 minimum
Cosmetic update where the layout and the systems stay exactly where they are.
Light office TI
$35 to $65/SF
$15,000 minimum
A layout change in a space that already works: some walls move, systems mostly stay.
Standard office TI
$65 to $95/SF
$35,000 minimum
A full office fit-out: private offices, conference rooms, a break area, new finishes throughout.
Higher-end office TI
$95 to $140/SF
$60,000 minimum
The same fit-out with a finish package and detailing that a client-facing floor needs.
White box from cold shell
$55 to $85/SF
$35,000 minimum
Bringing a cold dark shell up to a leasable vanilla box for the next tenant.
Retail refresh
$15 to $38/SF
$10,000 minimum
A sales floor updated between tenants or between brand cycles.
Standard retail build-out
$65 to $105/SF
$35,000 minimum
A retail bay fitted out for a new tenant, including back-of-house.
Commercial restroom refresh
$8,000 to $12,000 each
Finishes and accessories replaced with the fixtures and plumbing left in place.
Single-user ADA restroom, full build
$18,000 to $30,000 each
A compliant single-user restroom built out, including the plumbing that gets it there.
Local Cost Drivers
What moves a Crandall number up or down
No overhead floor
A firm carrying a regional office and layered supervision has to quote a small Crandall job high enough to be worth opening. That is their cost structure appearing in your price. The published minimum here is $7,500 and it is a real number rather than a discouragement.
Kaufman County stock
Commercial space in and around Crandall runs older, which means the systems are the question rather than the finishes. An electrical service sized for the last tenant and mechanical near the end of its life are the two findings that move a number, and both are settled by looking.
Fixed costs on a small floor
A permit, a mechanical connection, a door and mobilization cost about the same on 800 square feet as on 1,500. Divided across less area the per-square-foot figure rises while the total falls, which is why each tier publishes a project minimum rather than a bare rate.
No travel line
Kaufman County is a market we work weekly rather than drive to, so there is no distance padded into the number and no treating the job as filler. On a small job that padding is a larger share of the total than most owners realise.
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 Crandall 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.
1,000 SF · Crandall
Small suite refresh
$18,000
Paint, flooring and minor drywall repair with nothing moving. Mid-window, above the $7,500 floor on area.
Standard: Paint and flooring refresh. At this size that standard produces $10,000 to $25,000.
1,100 SF · Crandall
Office with a layout change
$50,000
Walls moved, a door added, electrical modified inside the existing service, flooring replaced. Mid-window; no new mechanical equipment.
Standard: Light office TI. At this size that standard produces $38,500 to $71,500.
55 SF · Crandall
Commercial restroom refresh
$10,000
Fixtures, finishes and accessories replaced in an existing restroom. Priced per restroom rather than per square foot, which is why the area beside it barely matters.
Standard: Commercial restroom refresh. At this size that standard produces $8,000 to $12,000.
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 Crandall 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 |
|---|
Phased or after-hours scheduling. Work sequenced around an operating business. Priced as a multiplier, typically 1.2x to 1.4x on the labor portion, rather than a fixed dollar amount.
Recent Work
What the finish level looks like.
Crandall Cost Questions
What owners here ask before they sign
Is my Crandall job too small to be worth quoting?
No. The published floor is $7,500 and it buys a real job: paint, flooring and minor repair with the layout untouched, carrying a written scope, a completion date and permits where required. There is no separate small-job rate and no size you have to reach before the work is taken seriously.
Why do other contractors quote Crandall so high?
Usually because of their overhead rather than your scope. A firm with a regional office and layers of project management has to price a small job high enough to justify opening it, and some add a travel line on top. Neither is about the work. The rate card on this page is the same one used on much larger jobs.
What usually drives a Crandall number up?
The systems rather than the finishes. Older Kaufman County stock commonly carries an electrical service sized for the previous tenant and mechanical at the end of its life, and a change of use pulls accessibility work in on top. All three are visible on a walk and none of them are visible on a floor plan.
Do you pull the permits?
Yes. Permits and standard city inspections are in the price and we schedule them. You are not left filing anything or coordinating an inspector. Engineering is a separate line, quoted as an allowance or at actual cost when a scope requires it.
What are the payment terms?
A deposit against the written scope, then draws tied to completed work. Nothing bills ahead of the work. ACH, credit or debit card, check or cash.
Get a Crandall 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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