i30 Builders · Mesquite, TX
What a commercial remodel costs in Mesquite
Mesquite has a deep stock of older retail and service space. Older space is where a contractor either earns the fee or hides behind a contingency. The rate card does not move for the city; what moves a Mesquite number is the age of the building and whether your use changes from the last tenant's.
$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 Mesquite?
In Mesquite, 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 Mesquite
Updated
Published Rates
The rate card, and it is the same in Mesquite 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 Mesquite 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
Cosmetic update where the layout and the systems stay exactly where they are.
Light office TI
$35 to $65/SF
A layout change in a space that already works: some walls move, systems mostly stay.
Standard office TI
$65 to $95/SF
A full office fit-out: private offices, conference rooms, a break area, new finishes throughout.
Higher-end office TI
$95 to $140/SF
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
Bringing a cold dark shell up to a leasable vanilla box for the next tenant.
Retail refresh
$15 to $38/SF
A sales floor updated between tenants or between brand cycles.
Standard retail build-out
$65 to $105/SF
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 Mesquite number up or down
Change of use
Mesquite bays turn over often and rarely to the same use. Retail becoming clinical, or office becoming food, drags in accessibility work, mechanical capacity and sometimes egress that the prior tenant never had to meet. It is the single most common reason a Mesquite number comes back above the square-foot math.
Age of the systems
Mechanical at the end of its life is not a repair, it is a replacement, and it lands in your scope rather than the landlord's more often than tenants expect. The same is true of an electrical service that will not carry your equipment. Both are visible on a walk and invisible on a floor plan.
Strip-center allowance paperwork
The larger Mesquite strip developments run tenant improvement allowances through property management with documentation requirements of their own. We coordinate that directly rather than leaving it with you, because an allowance that does not get drawn is a cost you absorbed by accident.
Trading through the work
Retail and service tenants here usually stay open. Phasing after close with containment up before the first cut runs typically 1.2x to 1.4x on the labor portion, quoted as its own line so a job that can run in normal hours is not subsidizing one that cannot.
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 Mesquite 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.
1,900 SF · Mesquite
Service retail refresh
$52,000
Paint, flooring, lighting and a refreshed storefront with the layout untouched. Mid-window; the existing panel carried the new lighting.
Standard: Retail refresh. At this size that standard produces $28,500 to $72,200.
1,300 SF · Mesquite
Office suite reconfiguration
$58,000
Walls moved to a new plan, electrical modified inside the existing service, flooring and paint throughout. No new mechanical, which kept it in the light band.
Standard: Light office TI. At this size that standard produces $45,500 to $84,500.
2,000 SF · Mesquite
Retail build-out, change of use
$170,000
A former office bay taken to retail: accessible restroom rebuilt, mechanical replaced, then the build-out. The change of use drove this, not the area.
Standard: Standard retail build-out. At this size that standard produces $130,000 to $210,000.
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.
Common Mesquite 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.
Build-out cost in other cities
Mesquite Cost Questions
What owners here ask before they sign
What does a change of use add to a Mesquite job?
It varies, and it is the question worth answering before you sign. Going from one use class to another commonly brings an accessible restroom, mechanical capacity work and sometimes egress changes into scope, none of which the prior tenant had to do. On older Mesquite stock that can be a larger line than the finishes.
Who pays when the mechanical is at the end of its life?
It depends on the lease, and tenants are surprised by the answer more often than not. Many leases put the unit on the tenant once it is inside the demised premises. We read the lease language before quoting and name it in the scope either way, so a replacement is a decision rather than an argument in week four.
Is a Mesquite retail refresh worth doing before a lease renewal?
Often, and it is the cheapest band on the card. Paint and flooring refresh publishes at $10 to $25 per square foot, and it does not touch the layout or the systems. If the layout works and only the finishes are tired, that is the whole job.
Do you handle the property manager's allowance paperwork?
Yes. On the larger strip developments the tenant improvement allowance runs through property management with its own documentation and draw requirements. We coordinate it directly. An allowance that goes undrawn because the paperwork lapsed is money you paid without noticing.
What is excluded from a Mesquite number?
Engineering is quoted separately as an allowance or an actual-cost line when required. Utility upgrades are trade-quoted when needed. Hidden conditions, rot, mold, asbestos, lead and code corrections unrelated to your scope are excluded by default and change-order priced after discovery. Furniture, fixtures, equipment, signage and IT cabling are separate and named.
Get a Mesquite 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 written estimate
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