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

White Box & Shell Finish-Out Contractor in Garland, 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 medical office front desk clad in full-height quartz waterfall panels with mitered corners, over a wood-look plank floor, with the staff workstations behind it.

Delivered work · Medical front desk · Mansfield, TX

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A white box in Garland is the step between a cold shell and a tenant's own build-out, and here it can start from retail along the Garland Road corridor, or light industrial and flex space off Shiloh Road. 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.

Garland has the widest use mix we work in, and industrial-adjacent space here frequently needs code upgrades the listing does not mention. On older stock a white box is often a code upgrade wearing a new name: electrical service, an accessible restroom and fire separation come first, and the finishes follow.

Published Rates

White Box & Shell Finish-Out pricing in Garland

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 Garland space. See the full white box & shell finish-out scope across DFW, or what a commercial remodel costs in Garland.

Permitting in Garland

Commercial tenant improvements in Garland permit through the City of Garland Building Department, plus mechanical, electrical and plumbing permits depending on scope. Design to permit approval averages three to four weeks, and we pre-file so review runs in parallel with finalizing your scope rather than after 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 Garland inspection scheduling
  • Restroom accessibility, egress and fire separation checked on the walk
  • One-year workmanship warranty

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

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

Garland's commercial stock is older and mixed, retail bays next to light industrial. What moves a Garland job is what the last tenant left above the ceiling. 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 Garland?

The City of Garland Building Department 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 the Garland Road corridor compare with a flex bay off Shiloh Road for a white box finish-out?

Along the Garland Road corridor, 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. Off Shiloh Road, a warehouse or flex shell often needs the restroom, the panel and the HVAC distribution before an office or showroom can be built inside it. We confirm which one you are looking at on the walk, before you budget.

Do you coordinate with the base systems of a Garland building?

Yes. We review the building's mechanical and electrical capacity, coordinate tie-ins to base HVAC and electrical distribution, and work with the property engineer or management company when a base-building shutdown or tie-in window is needed.

What should I expect behind the ceiling in an older Garland shell?

Anything from usable mechanical and electrical to a grid full of abandoned duct and dead circuits. That is the single largest swing in a Garland quote, so it gets looked at before the number is written, and what we find goes in the written scope rather than into a contingency percentage you cannot see.

Everything we do in Garland

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Tell us the space, scope, and target start date. We'll visit your Garland, TX site and send back a written scope within 5 business days, no deposit until you approve it.

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