i30 Builders · Forney, TX
What a commercial remodel costs in Forney
Forney is growing fast and a lot of the new commercial space going up is medical and professional. Clinical work prices on rooms and plumbing rather than on floor area. The rate card does not change for the city; what changes a Forney number is the room count and whether the building is new.
$7.5K to $150K+ · Permits and inspections in the price · Written scope before deposit
Free site visit · written scope · lump-sum price
Rated 5.0 on Google$1M GL + $1M Umbrella1-year workmanship warranty
What does a commercial build-out cost in Forney?
In Forney, as everywhere i30 Builders works, a build-out has no published starting price: it is scoped and priced per project after a site walk, lump sum from a written scope before any deposit, and the rate card on this page is for budgeting. The price includes labor, materials listed in the written scope, permits and standard city inspections, project management, mobilization, protection of adjacent areas, cleanup and one-year workmanship warranty. Scope and the condition of the space move the number more than square footage does.
- Pricing
- Per project after a site walk, lump sum. No published starting price
- Permits
- Permits and standard city inspections included
- Warranty
- One-year workmanship warranty, in writing
- City page
- Commercial work in Forney
Updated
Published Rates
The rate card, and it is the same in Forney 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 Forney 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.
Cosmetic clinic refresh
$30 to $55/SF
A clinic updated without touching the casework, plumbing or medical gas.
Basic clinic TI
$95 to $130/SF
Exam rooms and admin space built out where the plumbing intensity is low.
Standard clinic remodel
$130 to $180/SF
A working clinic remodelled, usually in phases, with sinks in most rooms.
Heavy medical and dental
$180 to $250/SF
Operatories, imaging and procedure rooms, where the equipment drives the construction.
Exam room refresh
$4,500 per room
One room repainted, re-floored and made ready, with nothing moved.
Exam room conversion
$7,500 per room
A room converted to an exam or consult room without adding a sink.
Exam room with cabinets and sink
$14,500 per room
A full exam room including the casework and the plumbing to it.
Local Cost Drivers
What moves a Forney number up or down
Rooms with water
The count of rooms carrying a sink or dedicated plumbing drives a clinic number harder than floor area does. An exam room refresh, an exam room conversion and an exam room built with cabinets and a sink are three separate published prices, and the count of each is a better early estimate than multiplying your square footage.
New shell, new everything
Most Forney medical space is first-generation, so there is no mechanical or plumbing to reuse and no demolition either. Predictable and usually a larger scope than taking over an existing clinic, because every system is roughed once rather than modified.
Firm commencement dates
Landlord delivery dates in a growth market are firm and there is no slack in a new building's schedule. Permits are pre-filed so review overlaps scope finalization, and long-lead equipment and millwork are ordered before the framing goes up.
Accessibility review
A clinic build-out over $50,000 in construction cost carries Texas Department of Licensing and Regulation registration and a review against the Texas Accessibility Standards before the permit application. Medical work crosses that line more often than any other scope type, so it is in the schedule from day one.
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 Forney 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.
1,300 SF · Forney
Front-of-house refresh, established practice
$54,000
Waiting area, reception millwork, flooring and paint with the clinical side untouched. Mid-window; no room gained plumbing.
Standard: Cosmetic clinic refresh. At this size that standard produces $39,000 to $71,500.
1,800 SF · Forney
Clinic fit-out, new shell
$198,000
Exam rooms framed and finished, mechanical and electrical distributed, plumbing roughed to the rooms that needed it. Mid-window, carried by room count.
Standard: Basic clinic TI. At this size that standard produces $171,000 to $234,000.
1,600 SF · Forney
Full practice build-out
$248,000
Higher air-change requirements, scrubbable finishes, a procedure room and full millwork throughout. Mid-window; the clinical specification drove it.
Standard: Standard clinic remodel. At this size that standard produces $208,000 to $288,000.
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.
Recent Work
What the finish level looks like.
Build-out cost in other cities
Forney Cost Questions
What owners here ask before they sign
How should I estimate a Forney clinic before you walk it?
Count rooms, not square feet. An exam room refresh, a conversion of an existing room and a room built new with cabinets and a sink are three separate published prices. Multiply those by your room count and you will be closer than taking your floor area times a rate, because plumbing and millwork do not spread evenly across a floor plan.
Why is clinical work so much more than office?
Basic clinic tenant improvement publishes at $95 to $130 per square foot against $65 to $95 for standard office. The gap is rooms carrying water, higher air-change requirements, scrubbable finish specifications and the accessibility work that a medical change of use triggers. None of that exists on an office job.
Is a new Forney building cheaper for a clinic?
More predictable, not cheaper. A new shell has nothing hidden and nothing reusable, so every system is roughed once. Taking over an existing clinic can be considerably cheaper when the plumbing and mechanical already sit where your plan wants them, and considerably worse when they do not.
Can you build while the practice stays open?
Yes, and in an established Forney practice it is normal. Clinical areas are phased in sections, loud work runs outside patient hours, and containment goes up before the first cut. The after-hours premium runs typically 1.2x to 1.4x on the labor portion and is quoted as its own line so you can weigh it against closing.
What is not in the clinic price?
Medical equipment, furniture, fixtures, signage and IT or audio-visual cabling are separate and named in the scope. Engineering is quoted as an allowance or at actual cost when required. Hidden conditions behind walls are excluded by default and priced as a change order before the work proceeds.
Get a Forney 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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