Dallas · Dallas County · White Box & Shell Finish-Out

White Box & Shell Finish-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

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 white box in Dallas is the step between a cold shell and a tenant's own build-out, and here it can start from service retail and restaurant space on Lower Greenville, in Bishop Arts and in Oak Lawn, or second-generation suites in Deep Ellum and the Design District. White box is not a standardized term, so the scope is written to the lease and the city: demising walls, level-4 drywall, a ceiling grid and building-standard lighting, HVAC distribution, a code-compliant restroom and electrical service to a panel.

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 white box the long-lead items are HVAC equipment and electrical gear, often four to ten weeks, so they are ordered during the permit window.

Published Rates

White Box & Shell Finish-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 bandRateWhat it covers
White box from cold shell$55 to $85/SFDemising walls, level-4 drywall, ceiling grid, HVAC distribution, code restroom.

Final number depends on the specifics of your Dallas space. See the full white box & shell finish-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

  • White box from cold shell at $55 to $85/SF, scoped item by item to the lease
  • HVAC equipment and electrical gear ordered during the permit window
  • Permit filing and City of Dallas inspection scheduling
  • Freight elevator, loading dock and after-hours access booked with building management
  • One-year workmanship warranty

White Box & Shell Finish-Out in Dallas: common questions

What does a white box finish-out cost in Dallas?

The rate does not change between Dallas and the suburbs. What changes is the building and the queue. White box from cold shell runs $55 to $85/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 white box finish-out in Dallas?

The City of Dallas issues the building permit, and the trade permits follow the scope. White box inspections typically run framing rough-in, MEP rough-in, fire-stop, insulation and final, and the documentation goes to both the city and the landlord.

How does a storefront on Lower Greenville, in Bishop Arts or in Oak Lawn compare with a suite in Deep Ellum or the Design District for a white box finish-out?

On Lower Greenville, in Bishop Arts and in Oak Lawn, a bay between two operating tenants needs fire-rated demising walls and coordinated tie-ins to the building's systems, with any shutdowns scheduled through the property manager. In Deep Ellum and the Design District, older buildings are the most likely to trigger code upgrades once the permit is pulled, with electrical service capacity and accessibility work the two most common. We confirm which one you are looking at on the walk, before you budget.

What should a lease-ready white box in Dallas include?

At minimum: fire-rated demising walls, HVAC distribution to the space, an electrical panel with branch circuits, restroom rough-ins and fixtures sized for the occupancy, a ceiling grid or drywall, and lighting. The term is not standardized, so we scope each item to the lease and to what the city requires.

When does a Dallas white box finish-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.

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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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