Dallas · Dallas County · Phased Renovation

Phased Renovation 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

Get a written estimateCall (469) 721-0146, i30 Builders

Free site visit · written scope · lump-sum price

Rated 5.0 on Google$1M GL + $1M Umbrella1-year workmanship warranty

Finished office reception: an L-shaped gray quartz desk on a walnut base in front of a horizontal walnut slat wall, on a gray stone-look tile floor.

Delivered work · Office reception · DFW

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A phased renovation in Dallas keeps the business open while the space changes around it, whether that space is professional and medical office in Uptown and Far North Dallas, or service retail and restaurant space on Lower Greenville, in Bishop Arts and in Oak Lawn. The work is sequenced zone by zone, noisy work runs off-hours, and dust stays behind sealed barriers, so only part of the space is ever offline.

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 a phased job the review window is used to fix the phase plan, so the first zone can start the week the permit lands.

Published Rates

Phased Renovation 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 bandRateWhat it covers
Paint and flooring refresh$10 to $25/SFPaint, flooring, minor repairs. No partition or MEP work.
Light office TI$35 to $65/SFLight partitions, paint, flooring, electrical allowance.
Standard office TI$65 to $95/SFTypical office build-out baseline: offices, conference, reception.

Final number depends on the specifics of your Dallas space. See the full phased renovation 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

  • After-hours and phased work priced as a multiplier, typically 1.2x to 1.4x on the labor portion, named in the scope
  • A daily summary before your team arrives: what was done, what is next, what needs a decision
  • Permit filing and City of Dallas inspection scheduling
  • Freight elevator, loading dock and after-hours access booked with building management
  • One-year workmanship warranty

Phased Renovation in Dallas: common questions

What does a phased renovation 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, and Standard office TI runs $65 to $95/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 a phased renovation in Dallas?

The City of Dallas issues the building permit, and the trade permits follow the scope. On a phased job the inspections follow the phases, so each zone's rough-in is scheduled before that zone closes up and the next one opens.

How does an office in Uptown or Far North Dallas compare with a storefront on Lower Greenville, in Bishop Arts or in Oak Lawn for a phased renovation?

In Uptown and Far North Dallas, phasing works around patients as well as staff: infection-control containment, a clean path to the rooms still in use, and noisy work outside patient hours. On Lower Greenville, in Bishop Arts and in Oak Lawn, phasing works around customers: the sales floor or the front of house stays open, and the disruptive work runs overnight or on a planned closed day. We confirm which one you are looking at on the walk, before you budget.

What does after-hours work cost on a Dallas job?

It carries a premium for overtime labor, priced as a multiplier, typically 1.2x to 1.4x on the labor portion, and quoted explicitly so you can weigh the cost of disruption against the cost of working off-hours. When customer-facing operations or staff time are at stake, the premium usually earns its place.

When does a Dallas phased renovation 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.

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