i30 Builders · Plano, TX
What a commercial remodel costs in Plano
Plano's commercial stock is newer than most of the metroplex, which usually means fewer surprises and a higher finish expectation. The rate is the same here as anywhere. What drives a Plano number is the landlord allowance, the finish level the building sets, and a lease date that does not move.
$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 Plano 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 Plano 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 Plano number up or down
The allowance line
A Plano tenant improvement allowance commonly covers building-standard ceiling, lighting and mechanical distribution and stops there. Upgraded flooring, millwork, glass fronts, branded finishes and supplemental cooling for a server or treatment room are yours. We read the work letter before quoting so the scope separates allowance work from your cost rather than discovering the line mid-job.
Finish level, not floor area
Legacy-corridor buildings set an expectation. The same 1,500 square feet finished to building standard and finished to compete with the suite next door are two different numbers, and the gap is the ceiling package, the glass and the millwork rather than the square footage.
Firm commencement dates
Plano leases commence on the date they say. Where the date requires overtime or a second crew, that appears in the scope as a cost rather than as a promise. Permits are pre-filed so review overlaps scope finalization instead of following it.
Occupied-suite phasing
Professional and medical suites here rarely close for the work. After-hours and weekend labor runs typically 1.2x to 1.4x on the labor portion, and it is a visible adder rather than something folded into the base rate, so a job that does not need phasing is not subsidizing one that does.
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 Plano 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.
1,150 SF · Plano
Suite reconfiguration, Preston Road corridor
$57,500
Two private offices opened to a team area, electrical modified within the existing service, new flooring and paint throughout. Mid-window because the ceiling and mechanical stayed put.
Standard: Light office TI. At this size that standard produces $40,250 to $74,750.
2,000 SF · Plano
Full professional TI, second-generation suite
$155,000
Partitions rebuilt to a new plan, mechanical distribution reworked, full ceiling and lighting package. Mid-window: a clean existing shell and no change of use.
Standard: Standard office TI. At this size that standard produces $130,000 to $190,000.
1,600 SF · Plano
Client-facing finish-out, Legacy area
$185,000
Glass-front offices, millwork reception, upgraded ceiling and lighting, acoustic treatment. The finish schedule put this in the higher band, not the floor area.
Standard: Higher-end office TI. At this size that standard produces $152,000 to $224,000.
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 Plano 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.
Plano Cost Questions
What owners here ask before they sign
Does the landlord allowance usually cover a Plano build-out?
Rarely all of it. The allowance typically funds building-standard work and stops short of the things that make the suite yours: upgraded flooring, millwork, glass, branded finishes and any supplemental mechanical your use requires. We read the work letter before quoting, and the written scope states which side of that line every item sits on so the gap is a number you saw rather than one you met later.
Why would two identical Plano suites quote differently?
Finish level and existing conditions, in that order. Standard office tenant improvement publishes at $65 to $95 per square foot and higher-end at $95 to $140. The difference is the ceiling and lighting package, glass fronts, millwork and acoustic work, not the floor area. After that, what the prior tenant left above the ceiling moves it again.
What does after-hours work add to a Plano job?
Typically 1.2x to 1.4x on the labor portion, and it is line-itemed rather than buried. Most occupied professional and medical suites here need some of it. Quoting it openly means a job that can run in normal hours is not paying for one that cannot.
Are permits included in the Plano price?
Yes. Permits and standard city inspections are in the price. Engineering is separate, quoted as an allowance or an actual-cost line when the scope requires it. A project over $50,000 in construction cost also carries Texas Department of Licensing and Regulation registration and an accessibility review, filed before the permit application.
How accurate is the number before you have been in the space?
It is a budgeting range until we have walked it, and it is labeled as one. The ranges on this page exist to let you size a decision, not to quote a job. After the walk you get a lump-sum written scope with the price, the completion date and the exclusions named, and that number holds for the scope described.
Get a Plano 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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