Dallas · Dallas County · Office Build-Out
Office Build-Out Contractor in Dallas, TX
Written scope and locked price before any deposit. Permits and inspections handled.
Priced per project after a site walk · One-year workmanship warranty
Free site visit · written scope · lump-sum price
Rated 5.0 on Google$1M GL + $1M Umbrella1-year workmanship warranty
Delivered work · Office reception · DFW
Get a written estimate
Four fields. We call back within one business day to set up the site visit.
Dallas office space is not one market. It runs from professional and medical office in Uptown and Far North Dallas to second-generation suites in Deep Ellum and the Design District, and which of those you sign moves the budget more than the finish package does. A second-generation office with ceilings, restrooms and distributed HVAC needs far less than a raw shell, and the number of walls moves the price more than the finishes do. In Dallas, the work we quote most includes professional and medical office suites, as well as coworking, flex and shared office.
Dallas review runs longer than the suburbs around it, so the schedule risk on a Dallas job sits in the review queue rather than in the field. On an office build-out the wait is when millwork and glass are ordered, so review runs alongside the lead time rather than in front of it.
Published Rates
Office Build-Out pricing in Dallas
All-in pricing covering labor, materials, permits, inspections, and project management. Brand signage, FF&E, and IT/AV cabling are separate line items called out in the written scope.
| Scope band | Rate | What it covers |
|---|---|---|
| Paint and flooring refresh | $10 to $25/SF | Paint, flooring, minor repairs. No partition or MEP work. |
| Light office TI | $35 to $65/SF | Light partitions, paint, flooring, electrical allowance. |
| Standard office TI | $65 to $95/SF | Typical office build-out baseline: offices, conference, reception. |
| Higher-end office TI | $95 to $140/SF | More millwork, glass, and finish detail. |
Final number depends on the specifics of your Dallas space. See the full office build-out scope across DFW, or what a commercial remodel costs in Dallas.
Permitting in Dallas
Commercial tenant improvements in Dallas permit through the City of Dallas, with separate mechanical, electrical and plumbing permits depending on scope. Dallas review runs at the long end of the three to four weeks we see across our markets, or past it, so we pre-file and quote the schedule with the queue in it.
What the price includes
- Partitions, ceilings, lighting, data rough-in and finishes in one written scope
- Millwork and glass ordered during permit review, not after demolition
- Permit filing and City of Dallas inspection scheduling
- Freight elevator, loading dock and after-hours access booked with building management
- One-year workmanship warranty
Office Build-Out in Dallas: common questions
What does an office build-out cost in Dallas?
The rate does not change between Dallas and the suburbs. What changes is the building and the queue. Paint and flooring refresh runs $10 to $25/SF, Light office TI runs $35 to $65/SF, Standard office TI runs $65 to $95/SF, and Higher-end office TI runs $95 to $140/SF. These are budgeting ranges, not a quote: scope moves the number more than square footage does, and every job is scoped and priced per project after a site walk. Permits and standard city inspections are in the price. FF&E, design and engineering, landlord fees and the category adders are priced separately and named in the written scope.
Who permits an office build-out in Dallas?
The City of Dallas issues the building permit, and the trade permits follow the scope. An office build-out usually needs building, electrical and mechanical permits, with plumbing only where a break room or restroom moves.
How does an office in Uptown or Far North Dallas compare with a suite in Deep Ellum or the Design District for an office build-out?
In Uptown and Far North Dallas, suites usually come with ceilings, restrooms and distributed HVAC, so the work is layout and finish under the building's own rules for contractor hours and deliveries. In Deep Ellum and the Design District, a second-generation suite can hand you usable mechanical and electrical, or a grid full of abandoned duct that has to come out before anything goes in. We confirm which one you are looking at on the walk, before you budget.
Do you handle the data and AV rough-in on a Dallas office?
We install conduit, pull points and junction boxes to your AV and IT vendor's spec, and coordinate with your technology integrator so the rough-in is ready when they arrive. We do not supply AV equipment or program systems; that is your integrator's scope, and it is named as such in the written scope.
When does a Dallas office build-out need a TDLR accessibility review?
When construction cost passes $50,000. At that point the project is registered with the Texas Department of Licensing and Regulation and reviewed against the Texas Accessibility Standards by a registered accessibility specialist, and the registration goes in before the permit application. It is a common reason a Dallas job quoted at four weeks of field work takes three months start to finish, and it is in the written scope when it applies.
Everything we do in Dallas
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Prefer to give us the details now?
Tell us the space, scope, and target start date. We'll visit your Dallas, TX site and send back a written scope within 5 business days, no deposit until you approve it.
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