i30 Builders · Garland, TX
What a commercial remodel costs in Garland
Garland's commercial stock is older and mixed, retail bays next to light industrial. That is where a number is either earned by looking or hidden behind a contingency. The rate card does not move; what moves a Garland job is what the last tenant left above the ceiling.
$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 Garland 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 Garland 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 Garland number up or down
Above the ceiling
Second-generation Garland space can carry usable mechanical and electrical or a grid full of abandoned duct and dead circuits that has to come out before anything new goes in. That single question is the largest swing in a Garland quote, and it is answered by looking rather than by adding a contingency percentage you cannot see.
Flex and warehouse bays
Office fit-out inside a flex or warehouse bay is common here and prices differently than suite work. The drivers are conditioning and acoustically separating the office portion, the accessible restroom, and whether the existing electrical service supports the added load. All four get confirmed on the walk.
Change of use
Older Garland bays change use often, and a change of use brings code work the prior tenant never faced: accessibility, mechanical capacity, sometimes separation and egress. It is the most common reason a Garland number lands above what the square-foot math suggested.
Staying open
Retail and service tenants here usually keep trading through the work. Loud demolition runs after close 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 a line item rather than folded into the base rate.
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 Garland 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.
2,200 SF · Garland
Retail bay refresh
$62,000
Paint, flooring, lighting swap and a refreshed storefront with the layout untouched. Mid-window because the existing service carried the lighting without a panel upgrade.
Standard: Retail refresh. At this size that standard produces $33,000 to $83,600.
1,400 SF · Garland
Office fit-out inside a flex bay
$66,000
Office portion framed and conditioned inside a warehouse bay, acoustic separation, electrical within the existing service. The conditioning drove this more than the floor area.
Standard: Light office TI. At this size that standard produces $49,000 to $91,000.
2,500 SF · Garland
Full TI, older office suite
$200,000
Abandoned duct and grid removed before anything new went in, then partitions, mechanical, ceiling and lighting. Mid-window; the demolition is what separated it from a newer building.
Standard: Standard office TI. At this size that standard produces $162,500 to $237,500.
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 Garland 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.
Garland Cost Questions
What owners here ask before they sign
Why can two Garland bays of the same size quote so differently?
What is above the ceiling. One bay hands you usable mechanical, electrical and plumbing and you modify it. The next hands you abandoned duct and dead circuits that have to be removed and disposed of before a single new thing goes in. That demolition is real cost with nothing to show for it, and it is why we look before quoting.
What does it cost to put an office inside a Garland warehouse bay?
The drivers are conditioning the office portion, separating it acoustically, building an accessible restroom and confirming the electrical service supports the added load. Light office tenant improvement publishes at $35 to $65 per square foot and standard at $65 to $95. Which band you land in is set by those four items, not by the bay size.
Is a contingency included in the Garland price?
No, and that is deliberate. A contingency is a contractor charging you for uncertainty they did not resolve. We look above the ceiling first and write what we find into the scope. Genuine hidden conditions behind a wall are excluded by default and come to you as a change order with a price before the work happens.
Can you work around an operating Garland business?
Yes, and it is normal on retail and service work here. Phasing is written into the scope with the schedule so it is priced rather than renegotiated on site. The premium runs typically 1.2x to 1.4x on the labor portion and appears as its own line.
What is the smallest Garland job worth doing?
The published floor is $7,500 and that is a real job, not a courtesy rate: paint, flooring and minor repair with nothing moving. It still carries a written scope and a completion date. The next step up, once a wall moves, has a $15,000 floor.
Get a Garland 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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