Commercial paint / flooring refresh
$65/SF
$12,500 minimum
Paint, flooring, minor repairs baseline.
Real Standards · 2026
Phased & After-Hours Renovation Cost in DFW
Working nights costs more than working days, and any contractor who says otherwise is either absorbing it or planning to find it later. We put the multiplier in the scope as its own line so you can weigh it against what closing for a week would actually cost you.
Refresh
$65/SF
before phasing
Light office
$95/SF
before phasing
Standard
$135/SF
before phasing
Higher-end
$185/SF
before phasing
5.0 Google$1M GL + $1M Umbrella1-Year Workmanship WarrantyAll Trades Under One ContractCustom, Limited-Volume Builder
Phased & After-Hours
Published standards, before you book a walk.
Light office TI
$95/SF
$25,000 minimum
Light partitions, paint, flooring, electrical allowance.
Standard office TI
$135/SF
$45,000 minimum
Typical office buildout baseline.
Higher-end office TI
$185/SF
$75,000 minimum
More millwork, glass, finish, detail.
All i30 Builders full-project prices include normal mobilization, ordinary protection of adjacent areas, labor, standard materials listed in the scope, project coordination, normal cleanup, and a one-year workmanship warranty on the listed scope.Every job in this category is custom, so these are budgeting standards rather than quotes. Landlord fees, FF&E, equipment, and specialty inspections are separate line items called out explicitly in the written scope.
What Drives the Final Number
Up and down, the honest answer.
Pushes price up
- Night and weekend labour rates across every trade
- Nightly cleanup, protection, and reset so you open in the morning
- Dust and noise containment between the work and the occupied area
- Working in smaller zones, which means more mobilizations
- Landlord rules on freight elevator access and MEP shutdown windows
- Inspections scheduled around the operating day rather than the build
Keeps price down
- Closing for a short window instead of phasing the whole job
- Phasing by floor or wing rather than room by room
- A scope with no wet work or MEP shutdown to sequence around
- Flexible operating hours that allow earlier evening starts
- Consolidating noisy work into a single planned closure
Common Cost Questions
Frequently asked
How much more does after-hours work cost?
It carries a multiplier over the daytime rate, and it is stated as its own line in the scope rather than folded into the per-square-foot number. The base standards still apply: refresh $65/SF, light office $95/SF, standard office $135/SF, higher-end $185/SF. What phasing adds is night and weekend labour, nightly protection and reset, and more mobilizations because the work happens in smaller zones.
Is it cheaper to just close for a week?
Sometimes, and we will tell you when. If your revenue for that week exceeds the phasing premium, closing is the rational choice and we will schedule it that way. The point of pricing the multiplier separately is that you can actually do that comparison instead of guessing.
Can you really hand the space back every morning?
That is the standard we work to. On a recent Mansfield medical office we rebuilt the front desk and check-in area entirely after hours, with nightly cleanup and reset, and the suite never closed a business day. In Rowlett we delivered a conference room build and full suite repaint in a three-day window inside an occupied office.
How do you keep dust out of the occupied area?
Containment partitions, negative air where the scope calls for it, protected routes for material in and debris out, and a nightly reset that includes the shared areas your customers walk through. In clinical settings that extends to infection-control containment.
Is the quoted price the final price?
Yes, written scope, locked at signing, phasing multiplier included as its own line. Change orders happen only if you request a scope change, and they are priced and approved in writing first.
What's included in the per-SF price?
All i30 Builders full-project prices include normal mobilization, ordinary protection of adjacent areas, labor, standard materials listed in the scope, project coordination, normal cleanup, and a one-year workmanship warranty on the listed scope.
Recent Work
A look at what we build.
Get a written quote
Tell us the square footage, whether the space is second-generation or raw, and your target opening date. Free site visit; written scope back within 5 business days.
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