i30 Builders · Fate, TX
What a commercial remodel costs in Fate
Fate is new build on top of new build, so most commercial space here is raw shell. The thing that catches first-time tenants is how little a shell includes. The rate card does not change for the city; what changes a Fate number is how much of the building is still missing when you get the keys.
$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 Fate 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 Fate 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 Fate number up or down
What a shell is not
A raw Fate shell is typically a slab, exterior walls, a roof and utilities stubbed to the space. Interior framing, mechanical distribution, electrical beyond the panel, plumbing beyond the stub, ceiling, lighting, flooring and restrooms are all your build-out. The gap between that and what a tenant assumes is where the shock comes from.
White box or cold shell
Some Fate landlords deliver a white box, which is framing, systems rough-in, ceiling grid and restrooms done. Some deliver cold shell and expect the tenant to fund that step, which publishes at $55 to $85 per square foot on its own. Which one your lease says is the single largest number on the page.
Firm commencement dates
Lease commencement in Fate is usually firm and the building is usually new, so there is no grace in the schedule. Permits are pre-filed so review overlaps scope finalization, and long-lead items are ordered before demolition rather than after.
The $50,000 line
A full shell finish-out crosses $50,000 in construction cost almost every time, which brings Texas Department of Licensing and Regulation registration and an accessibility review before the permit application. It is weeks rather than dollars, planned in rather than discovered.
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 Fate 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.
1,600 SF · Fate
Cold shell to white box
$112,000
Framing, mechanical, electrical and plumbing rough, ceiling grid and restrooms. The tenant's own finishes sit on top of this as a separate scope.
Standard: White box from cold shell. At this size that standard produces $88,000 to $136,000.
1,400 SF · Fate
Professional suite finish-out
$112,000
Partitions, mechanical distribution, ceiling and lighting package, flooring and reception millwork. Mid-window; all new work, no modification.
Standard: Standard office TI. At this size that standard produces $91,000 to $133,000.
1,500 SF · Fate
Retail build-out from shell
$127,500
Shell to open retail including storefront, ceiling, lighting and finishes. Mid-window because nothing structural was involved.
Standard: Standard retail build-out. At this size that standard produces $97,500 to $157,500.
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 Fate 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.
Fate Cost Questions
What owners here ask before they sign
What does a Fate shell actually include?
Usually a slab, exterior walls, a roof and utilities stubbed to the space. Everything that makes it usable is build-out: interior framing, mechanical distribution, electrical past the panel, plumbing past the stub, ceiling, lighting, flooring and restrooms. We walk it with you and put the dividing line in writing before you sign anything.
Is a white box included in my lease or not?
That is the question to settle before signing, and it is worth more than any other line in the negotiation. White box work publishes at $55 to $85 per square foot. If the landlord delivers it, that is money you do not spend. If you are funding it, it belongs in your budget before the finishes do.
Why is a new Fate building not cheaper to fit out?
Because nothing is already there to reuse. A shell carries no hidden conditions, which takes risk out of the number, but every system is new work priced once. A second-generation suite can be cheaper when its mechanical and electrical are usable, and more expensive when they must be stripped out first.
Can you hit a Fate lease commencement date?
It is the date the schedule is built backward from. Permits are pre-filed so review runs in parallel with finalizing the scope, and long-lead items go on order before demolition. Where the date requires overtime, it appears in the scope as a cost rather than as a promise.
Are permits included?
Yes, permits and standard city inspections are in the price. Engineering is quoted separately as an allowance or an actual-cost line when the scope requires it, and it is named in the written scope rather than buried in the lump sum.
Get a Fate 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.
Get a Free Estimate
Fill out the form below and we'll contact you within one business day.
indicates a required field